150 Nassau St Unit 7A · New York, NY 10038

$699,000

1 bd · 1.0 ba · 670 sqft · Condo public records · 117 Days on market

Built 1900 $865/mo HOA · 14% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to a thoughtfully renovated one-bedroom, one-bath residence in a distinguished full-service Beaux-Arts condominium dating back to 1896. The home features a streamlined open kitchen outfitted with premium appliances and sleek black granite countertops, seamlessly connecting to the living space. Hardwood floors run throughout, complemented by a refined marble bathroom. The living room enjoys western light, while the serene east-facing bedroom is tucked away and offers a generously proportioned walk-in closet. Originally constructed for the American Tract Society and designed by architect R. H. Robertson, 150 Nassau Street is a celebrated historic landmark within the Fulton–Nassa

Key facts

• Renovated residence
• Premium appliances
• Marble bathroom

Tags

• RENOVATED RESIDENCE
• OPEN KITCHEN
• PREMIUM APPLIANCES
• BLACK GRANITE COUNTERTOPS
• HARDWOOD FLOORS
• MARBLE BATHROOM

Property features AI

Finance

• HOA & community: Monthly association fee of $865; Pets allowed (cats and dogs permitted; building allows pets)

Exterior

• Parking: Garage
• Security: Security guard
• Utilities: Central air
• Home design: Condo/co-op in a 23-story building; Entry at level 7
• Construction: American Tract Society Building; Elevator access
• Exterior features: Building roof deck; East and West exposures

Interior

• Kitchen: Gas cooktop; Gas oven
• Bedrooms: 2 rooms total
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Unfurnished; Kitchen island; Hardwood floors
• Laundry & utility: In-unit laundry; Building common washer/dryer on floor and common area; Building allows washer/dryer installation

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $-453 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $619k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $619k (11.4% below list).
• Recommended offer: $619k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 113 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $6,190/mo this rent would consume 70% of the median local household income ($105k/yr) (locally 1501% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $26k of equity ($5k loan paydown + $21k appreciation (3.0% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($636k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $50k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $618,977 (11.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.33×
• Total profit: $63,856
• Equity at exit: $314,301

10-year hold

• IRR: 9.3%
• Equity multiple: 2.43×
• Total profit: $280,688
• Equity at exit: $484,375

Cash invested: $195,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 10038

• Rents YoY: 4.3%
• Active inventory: 113
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $6,190 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$521 /mo · $6,248/yr
• Insurance: −$291
• HOA: −$865
• Vacancy / Maint / Mgmt: −$1,300
• Net cashflow: $-453

Break-even live

Break-even rent $6,763

Max offer price $619,036

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-255	+0% $-453	+5% $-651	+10% $-848
Rent	-10% $-942	-5% $-697	+0% $-453	+5% $-208	+10% $36
Rate	-1.0pp $-101	-0.5pp $-275	base $-453	+0.5pp $-634	+1.0pp $-818

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$8,935	$10.88	1d	3	0.26mi
140 Broadway Unit 1298277P New York, NY	1.0	1.0	699	$9,406	$13.46	24d	1	0.30mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	9d	7	0.31mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$8,040	$11.04	4d	2	0.34mi
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	9d	13	0.35mi
63 Wall St #1971 New York, NY	1.0	1.0	489	$5,120	$10.46	1d	2	0.46mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$5,750	$9.03	4d	2	0.46mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	26d	1	0.48mi
75 Wall St New York, NY	3.0	1.0–3.0	452	$7,598	$16.81	17d	16	0.48mi
95 Wall St New York, NY	2.0	1.0–2.0	881	$5,978	$6.78	1d	33	0.51mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$4,534	$7.56	26d	5	0.53mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$5,761	$7.29	1d	25	0.53mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	26d	1	0.58mi
389 S End Ave New York, NY	3.0	1.0–2.0	1080	$6,685	$6.19	3d	36	0.59mi
400 Chambers St #587 New York, NY	2.0	1.0–1.5	675	$7,370	$10.91	9d	3	0.62mi
25 Water St Apt 706 New York, NY	—	1.0	550	$3,990	$7.25	26d	1	0.69mi
25 Water St Unit 707 New York, NY	—	1.0	550	$3,950	$7.18	26d	1	0.69mi
1 West St #546 New York, NY	1.0	1.0	700	$5,770	$8.24	22d	1	0.70mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$5,650	$7.98	1d	2	1.04mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	3d	2	1.04mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$7,970	$9.38	3d	2	1.09mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	6d	3	1.09mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,052	$7.60	0d	1	1.13mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	6d	2	1.20mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	24d	1	1.23mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	9d	2	1.27mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$3,610	$5.16	26d	2	1.33mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	12d	3	1.38mi
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$5,353	$5.94	1d	12	1.45mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,640	$9.82	1d	3	1.45mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	9d	2	1.45mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	24d	1	1.45mi
141 Joralemon St #819 Brooklyn, NY	1.0–3.0	1.0–2.0	750	$5,010	$6.68	1d	3	1.46mi
1 Harborside Pl Jersey City, NJ	1.0–2.0	1.0–2.0	1100	$3,822	$3.47	1d	8	1.48mi
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	22d	1	1.48mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	24d	1	1.50mi

HOA detail condo

• Monthly dues: $865 · $10,380/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $699,000 Active 117 DOM
2. 2026-06-18
   days on market $699,000 Active 114 DOM
3. 2026-06-17
   days on market $699,000 Active 113 DOM
4. 2026-06-15
   days on market $699,000 Active 111 DOM
5. 2026-06-13
   days on market $699,000 Active 109 DOM
6. 2026-06-10
   days on market $699,000 Active 105 DOM
7. 2026-06-08
   days on market $699,000 Active 104 DOM
8. 2026-06-08
   days on market $699,000 Active 103 DOM
9. 2026-06-04
   days on market $699,000 Active 100 DOM
10. 2026-06-03
    days on market $699,000 Active 99 DOM
11. 2026-06-01
    days on market $699,000 Active 97 DOM
12. 2026-05-31
    days on market $699,000 Active 96 DOM
13. 2026-05-12
    price $699,000
14. 2026-02-24
    listed $749,000 Active
15. 2023-03-17
    price $749,000
16. 2023-01-26
    price $799,000
17. 2022-12-20
    listed $879,000 Active
18. 2019-08-12
    listed $849,000 Active
19. 2019-08-12
    listed $849,000
20. 2008-04-09
    soldstatus $660,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $6,248 · $521/mo
• Projected year-2 tax: $9,031 · $753/mo
• Expected delta: +$2,782/yr (+$232/mo · 44.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,277
• − Mortgage interest: −$39,155
• − Property taxes: −$6,248
• − Insurance: −$3,495
• − Repairs & maintenance: −$5,942
• − Management: −$5,942
• − HOA: −$10,380
• − Depreciation: −$20,335
• Taxable loss: −$17,220
• Est. tax savings @ 24.0%: +$4,133
• After-tax cash flow: $-1,299/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: New York County · 1,599,927 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 22,235
• Household income: $105,419
• Rent vs Own: 68.4% rent · 31.6% own
• Severe rent burden: 1501.0

Population outlook (New York County) Hauer SSP2

• Today (2025): 1,825,725 people
• By 2030: 1,904,611 · +4.3%
• By 2040: 2,052,719 · +12.4%
• By 2050: 2,206,601 · +20.9%
• By 2075: 2,509,427 · +37.4%
• By 2100: 2,702,933 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 42% Asian 29% Hispanic / Latino 12% Black 10% Two or more races 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 2%
• Foreign-born: 27% · China, Canada, South Korea
• Languages at home: 62% English-only · Chinese 18% Spanish 11% Russian/Polish/Slavic 2%

Political lean MEDSL · New York

• 2024 margin: Solid D (+64.8) · D 82.4% · R 17.6%
• 2008→2024 swing: -7.4pp toward R · 2008: 72.2pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+74.5 2016: D+77.2 2012: D+69.6 2008: D+72.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: ▲ 4.28%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+5.9% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $699,000 RLS at REBNY
• 2026-02-24 Listed $749,000 RLS at REBNY
• 2023-03-17 Price Changed $749,000 RLS at REBNY
• 2023-01-26 Price Changed $799,000 RLS at REBNY
• 2022-12-20 Listed $879,000 RLS at REBNY
• 2019-08-12 Listed $849,000 RLS at REBNY
• 2019-08-12 Listed $849,000 RLS at REBNY
• 2008-04-09 Sold (Public Records) $660,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $6,248 · +0.0% YoY. Source: county tax records.