300 W 137th St Unit 300D · New York, NY 10030

$800,000

3 bd · 2.0 ba · 1,586 sqft · Condo public records · 21 Days on market

Built 1994

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Why this score? — see what drove the C- 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 +12.9/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Updated three-bedroom duplex in the heart of Harlem, featuring bamboo wood floors and a spacious open-concept layout perfect for both everyday living and effortless entertaining. The home offers a bright, sun-drenched living room, a dedicated dining area, and generous living space throughout. Recently painted and thoughtfully upgraded, the home features a ceramic-tiled bathroom with stainless-steel faucets and sleek frosted LED lighting for a modern touch. Set within a beautiful brick building with classic wrought iron steps, this residence seamlessly blends modern updates with timeless Harlem charm, all in a vibrant and highly convenient location.

Key facts

• Bamboo wood floors
• Frosted led lighting
• Open-concept layout

Tags

• BAMBOO WOOD FLOORS
• OPEN-CONCEPT LAYOUT
• DEDICATED DINING AREA
• CERAMIC-TILED BATHROOM
• STAINLESS-STEEL FAUCETS
• FROSTED LED LIGHTING

Property features AI

Exterior

• Parking: No carport; Parking: waitlist
• Utilities: Sewer: none; Utilities: see remarks
• Home design: Townhouse condominium; Entry level: 2; Two-story
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas Oven
• Bedrooms: Pets allowed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Other heating
• Interior features: Other interior features; Attic: see remarks; 8 total rooms; Two stories

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $800k.

Deal economics

• At list price, monthly cash flow is $-56 ($-666/yr) — negative.
• To cash-flow at today's rent, offer at most $790k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $677k (15.3% below list).
• Recommended offer: $677k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+8.8%/yr); 72 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $6,774/mo this rent would consume 204% of the median local household income ($40k/yr) (locally 4110% 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 $70k of equity ($6k loan paydown + $64k appreciation (8.1% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.1% appreciation + 8.0% rent growth), your $224k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$112k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $169k; list at $800k implies a 373% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $677,434 (15.3% 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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.05% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.63×
• Total profit: $364,225
• Equity at exit: $610,312

10-year hold

• IRR: 21.5%
• Equity multiple: 6.13×
• Total profit: $1,149,770
• Equity at exit: $1,213,885

Cash invested: $224,000 (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 10030

• Home prices YoY: 2.3%
• Rents YoY: 8.8%
• Active inventory: 72
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $6,774 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$879 /mo · $10,544/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,423
• Net cashflow: $-56

Break-even live

Break-even rent $6,845

Max offer price $790,189

Occupancy floor 96%

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Convent Ave Unit 30 New York, NY	3.0	2.0	1300	$7,500	$5.77	24d	1	0.43mi
114 W 131st St Apt 2 New York, NY	3.0	2.0	2000	$6,750	$3.38	24d	1	0.44mi
114 W 131st St Apt 2 New York, NY	3.0	2.0	2000	$6,150	$3.08	17d	1	0.44mi
12 W 127th St Unit 1 New York, NY	3.0	3.5	1899	$8,999	$4.74	24d	1	0.73mi
543 W 122nd St Unit 27C New York, NY	2.0	2.0	1313	$10,995	$8.37	10d	1	0.85mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	2d	7	0.85mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$4,997	$5.83	11d	23	0.99mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$7,411	$7.33	2d	183	1.09mi
61 Malcolm X Blvd New York, NY	2.0	2.0	1300	$4,795	$3.69	24d	1	1.25mi
120 E 116th St Unit 3R New York, NY	4.0	2.0	1100	$4,995	$4.54	7d	1	1.35mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$9,980	$6.03	1d	1	1.35mi
545 W 110th St Unit 6A New York, NY	2.0	2.0	1441	$7,500	$5.20	24d	1	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $800,000 Active 21 DOM
2. 2026-06-17
   days on market $800,000 Active 20 DOM
3. 2026-06-16
   days on market $800,000 Active 19 DOM
4. 2026-06-15
   days on market $800,000 Active 18 DOM
5. 2026-06-13
   days on market $800,000 Active 16 DOM
6. 2026-06-10
   days on market $800,000 Active 12 DOM
7. 2026-06-08
   days on market $800,000 Active 11 DOM
8. 2026-06-08
   days on market $800,000 Active 10 DOM
9. 2026-06-04
   days on market $800,000 Active 7 DOM
10. 2026-06-03
    days on market $800,000 Active 6 DOM
11. 2026-06-02
    days on market $800,000 Active 5 DOM
12. 2026-06-01
    days on market $800,000 Active 4 DOM
13. 2026-05-31
    days on market $800,000 Active 3 DOM

ⓘ 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: $10,544 · $879/mo
• Projected year-2 tax: $12,032 · $1,003/mo
• Expected delta: +$1,488/yr (+$124/mo · 14.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 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: $81,292
• − Mortgage interest: −$44,812
• − Property taxes: −$10,544
• − Insurance: −$4,000
• − Repairs & maintenance: −$6,503
• − Management: −$6,503
• − Depreciation: −$23,273
• Taxable loss: −$14,344
• Est. tax savings @ 24.0%: +$3,442
• After-tax cash flow: $2,776/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): 29,297
• Household income: $39,802
• Rent vs Own: 86.4% rent · 13.6% own
• Severe rent burden: 4110.0

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 0.62)
• Race & ethnicity: Black 54% Hispanic / Latino 27% White 9% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 11%
• Common ancestry: Hispanic 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 63% English-only · Spanish 21% French/Haitian/Cajun 5% Chinese 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: ▲ 8.05%
• Current HPI: 354.2971
• Rent YoY: ▲ 8.84%
• 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

+373.4% since first listed

2 events — show timeline

• 2026-05-27 Listed $800,000 OneKey® MLS as Distributed by MLS Grid
• 1995-04-11 Sold (Public Records) $169,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $10,544 · +1.8% YoY. Source: county tax records.