504 W 139th St #5 · New York, NY 10031

$299,000

2 bd · 1.0 ba · — sqft · Condo · 218 Days on market

Built 1910 $559/mo HOA · 10% of rent ↓ 49% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Appreciation +4.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

2 Bedrooms in Hamilton Heights! A terrific location and a beautifully renovated two-bedroom layout come together nicely at this HDFC building in Hamilton Heights. The classic prewar co-op with its Beaux-Arts limestone detailing dates back to 1910, and is close to popular restaurants, parks, and the City College of New York. Entering this first floor apartment, you’ll immediately notice the airy and modern ambience with stylish updates throughout including new wide-plank flooring. There are sunny exposures on three sides, and so much space to spread out and enjoy. A remodeled kitchen features stone counters, white cabinetry, stainless steel appliances, and a large window for morning s

Key facts

• Remodeled kitchen
• White cabinetry
• Stone counters

Tags

• BEAUTIFULLY RENOVATED LAYOUT
• BEAUX-ARTS LIMESTONE DETAILING
• REMODELED KITCHEN
• STONE COUNTERS
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Information not provided
• Financial info: Building contains 30 total units; Pets allowed in the building
• HOA & community: Monthly association fee of $559

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: Information not provided
• Home design: 6-story building
• Construction: Information not provided
• Exterior features: Lot roughly 4,996 sq ft; Lot dimensions approximately 50.0 x 99.92 ft

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Information not provided
• Interior features: Total of 4 rooms
• Laundry & utility: No building laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• Market conditions: Rents rising fast (+6.7%/yr); 89 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $5,366/mo this rent would consume 99% of the median local household income ($65k/yr) (locally 5780% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.1% appreciation + 6.7% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.79% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.13%
• DSCR: 2.03
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 6.67% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.04×
• Total profit: $87,225
• Equity at exit: $57,265

10-year hold

• IRR: 32.2%
• Equity multiple: 4.72×
• Total profit: $311,555
• Equity at exit: $48,173

Cash invested: $83,720 (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 10031

• Home prices YoY: -0.4%
• Rents YoY: 6.7%
• Active inventory: 89
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $5,366 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$559
• Vacancy / Maint / Mgmt: −$1,127
• Net cashflow: $1,614

Break-even live

Break-even rent $3,323

Max offer price $299,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,820	-5% $1,717	+0% $1,614	+5% $1,511	+10% $1,407
Rent	-10% $1,190	-5% $1,402	+0% $1,614	+5% $1,826	+10% $2,038
Rate	-1.0pp $1,764	-0.5pp $1,690	base $1,614	+0.5pp $1,536	+1.0pp $1,458

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 W 134th St New York, NY	3.0	2.0	—	$4,795	—	25d	1	0.28mi
312 W 138th St Unit 2 New York, NY	3.0	3.0	—	$5,995	—	25d	1	0.35mi
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	5d	1	0.43mi
52 Convent Ave Unit 30 New York, NY	3.0	2.0	1300	$7,500	$5.77	25d	1	0.49mi
206 W 138th St Unit 1032041P New York, NY	2.0	1.0	—	$6,396	—	8d	1	0.52mi
224 W 135th St Unit 1032042P New York, NY	2.0	1.0	—	$7,123	—	15d	1	0.56mi
261 W 131st St Unit 1 New York, NY	3.0	2.0	2400	$7,000	$2.92	25d	1	0.59mi
45 Tiemann Pl Unit 2C New York, NY	3.0	1.0	—	$5,500	—	25d	1	0.61mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	0.68mi
123 W 135th St Unit 1424329P New York, NY	2.0	2.0	—	$6,433	—	20d	1	0.68mi
125 La Salle St Unit 1035601P New York, NY	3.0–4.0	1.0–2.0	—	$8,156	—	3d	2	0.72mi
114 W 131st St Apt 2 New York, NY	3.0	2.0	2000	$6,150	$3.08	18d	1	0.80mi
114 W 131st St Apt 2 New York, NY	3.0	2.0	2000	$6,750	$3.38	25d	1	0.80mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	25d	1	0.83mi
345 W 123rd St Unit 1514683P New York, NY	2.0	1.0	—	$7,177	—	7d	1	0.85mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	3d	7	0.85mi
543 W 122nd St Unit 27C New York, NY	2.0	2.0	1313	$10,995	$8.37	11d	1	0.85mi
508 Manhattan Ave Unit 2C New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	0.97mi
312 W 121st St Unit 4C New York, NY	3.0	2.0	900	$4,854	$5.39	8d	1	0.97mi
506 Manhattan Ave Unit 1A New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	0.98mi
312 W 121st St Unit 5-A New York, NY	3.0	1.0	800	$4,655	$5.82	12d	1	0.99mi
142 W 124th St Unit 1424340P New York, NY	2.0	1.0	—	$6,520	—	14d	1	1.01mi
120 W 124th St Unit 1 New York, NY	3.0	2.0	—	$6,650	—	25d	1	1.03mi
118 W 124th St #1 New York, NY	3.0	2.0	—	$6,200	—	25d	1	1.04mi
286 Malcolm X Blvd Unit 1424337P New York, NY	2.0	1.0	—	$6,043	—	0d	1	1.06mi
110 W 123rd St New York, NY	2.0	2.0	—	$6,250	—	25d	1	1.08mi
12 W 127th St Unit 1 New York, NY	3.0	3.5	1899	$8,999	$4.74	25d	1	1.08mi
241 Lenox Ave #1 New York, NY	1.0	1.0	1175	$8,000	$6.81	19d	1	1.12mi
301 W 118th St Unit 119 New York, NY	3.0	2.0	—	$5,900	—	25d	1	1.12mi
301 W 118th St Unit 314 New York, NY	2.0	1.0	—	$4,800	—	25d	1	1.12mi
101 W 121st St Unit 1424336P New York, NY	2.0	1.0	—	$6,238	—	3d	1	1.14mi
221 Malcolm X Blvd Unit 1424338P New York, NY	2.0	1.0	—	$6,759	—	3d	1	1.17mi
100 Tower Dr Edgewater, NJ	1.0–3.0	1.0–2.5	1290	$5,557	$4.31	0d	10	1.17mi
1055 River Rd Edgewater, NJ	1.0	1.5	—	$2,775	—	7d	2	1.19mi
1111 River Rd Unit F 1 Edgewater, NJ	1.0	1.5	—	$2,399	—	11d	1	1.20mi
1111 River Rd Edgewater, NJ	1.0	1.0–1.5	—	$2,725	—	2d	2	1.20mi
905 River Rd Unit 327 Edgewater, NJ	1.0	1.0	—	$2,700	—	25d	1	1.21mi
1077 River Rd Edgewater, NJ	1.0–3.0	1.5–2.5	—	$4,125	—	8d	3	1.21mi
1077 River Rd Edgewater, NJ	1.0–3.0	1.5–2.5	—	$4,150	—	25d	2	1.21mi
11 Beverly Pl Edgewater, NJ	2.0	1.0	—	$3,000	—	25d	1	1.25mi

HOA detail condo

• Monthly dues: $559 · $6,708/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $299,000 Active 218 DOM
2. 2026-06-17
   days on market $299,000 Active 217 DOM
3. 2026-06-15
   days on market $299,000 Active 215 DOM
4. 2026-06-13
   days on market $299,000 Active 213 DOM
5. 2026-06-10
   days on market $299,000 Active 209 DOM
6. 2026-06-08
   days on market $299,000 Active 208 DOM
7. 2026-06-04
   days on market $299,000 Active 204 DOM
8. 2026-06-03
   days on market $299,000 Active 203 DOM
9. 2026-06-01
   days on market $299,000 Active 201 DOM
10. 2026-05-31
    days on market $299,000 Active 200 DOM
11. 2026-05-06
    price $299,000
12. 2026-02-16
    price $349,000
13. 2025-11-12
    listed $375,000 Active
14. 2025-09-08
    price $400,000
15. 2025-03-05
    price $495,000
16. 2024-11-26
    price $499,000
17. 2024-11-25
    price $500,000
18. 2024-10-25
    price $525,000
19. 2024-06-07
    price $550,000
20. 2024-05-08
    price $590,000

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

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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,392
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$5,151
• − Management: −$5,151
• − HOA: −$6,708
• − Depreciation: −$8,698
• Taxable income: $15,954
• Est. tax owed @ 24.0%: −$3,829
• After-tax cash flow: $15,537/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): 61,058
• Household income: $65,283
• Rent vs Own: 85.9% rent · 14.1% own
• Severe rent burden: 5780.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 49% Black 25% Two or more races 21% White 18% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Dominican 32%
• Common ancestry: Italian 2% Hispanic 1% Romanian 1%
• Foreign-born: 38% · Canada, China, Jamaica
• Languages at home: 47% English-only · Spanish 43% French/Haitian/Cajun 3% Other Asian/Pacific 1%

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: ▼ -2.06%
• Current HPI: 468.3156
• Rent YoY: ▲ 6.67%
• 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

-49.3% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $299,000 RLS at REBNY
• 2026-02-16 Price Changed $349,000 RLS at REBNY
• 2025-11-12 Listed $375,000 RLS at REBNY
• 2025-09-08 Price Changed $400,000 RLS at REBNY
• 2025-03-05 Price Changed $495,000 RLS at REBNY
• 2024-11-26 Price Changed $499,000 RLS at REBNY
• 2024-11-25 Price Changed $500,000 RLS at REBNY
• 2024-10-25 Price Changed $525,000 RLS at REBNY
• 2024-06-07 Price Changed $550,000 RLS at REBNY
• 2024-05-08 Price Changed $590,000 RLS at REBNY