137 W 142nd St Unit 4A · New York, NY 10030

$450,000

2 bd · 1.0 ba · 900 sqft · Condo · 262 Days on market

Built 1920 ↓ 8% since listing

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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 +20.1/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Live in one of Harlem's original co-ops from the 1920's! This unit is a raised ground floor so no stairs. It's-2 bedroom, 1 bath with separate dining room and spacious living room. Both bedrooms are overlooking serene green space. High ceilings and refinished oak floors throughout. Updated kitchen with dishwasher as well as a washer and dryer. Windowed bathroom with stand up shower. Live-in super, Sorry NO PETS allowed but the good news is NO INCOME RESTRICTIONS-it's a market rate coop. No investors and no pied-a-terres. A growing neighborhood, which is conveniently located by the 2 & 3 express trains at 135th and 145th street and Lenox Ave. Great restaurants and nearby supermarkets, and a really nice cafe 3 blocks away

Key facts

• Built in bookshelf
• Recessed lighting
• Walk in closet

Tags

• HISTORIC CO-OP BUILDING
• RECESSED LIGHTING
• BUILT IN BOOKSHELF
• WALK IN CLOSET
• UPGRADED ELECTRICAL SYSTEM
• INSTALLED GFI OUTLETS

Property features AI

Finance

• HOA & community: Association managed by The Andrews Organization

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Electricity available and connected; Water available and connected; Sewer connected; Public trash collection
• Home design: Stock cooperative; Updated/remodeled condition
• Construction: Brownstone construction
• Exterior features: Brownstone construction; Not waterfront

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No cooling
• Interior features: Built-in features; Crown molding; Eat-in kitchen; Entrance foyer; Formal dining; Granite counters; Natural woodwork; Recessed lighting; Storage; Walk-in closet(s); Washer/dryer hookup; Breed-restricted pets allowed
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $450k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $396k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+8.8%/yr); 72 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $4,647/mo this rent would consume 140% 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 $39k of equity ($3k loan paydown + $36k 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 $126k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $115k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $396,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.1

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: 26.4%
• Equity multiple: 2.96×
• Total profit: $247,065
• Equity at exit: $343,301

10-year hold

• IRR: 25.6%
• Equity multiple: 6.97×
• Total profit: $752,378
• Equity at exit: $682,810

Cash invested: $126,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $4,647 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $561

Break-even live

Break-even rent $3,937

Max offer price $450,000

Occupancy floor 83%

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	0.41mi
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	5d	1	0.48mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$3,948	$4.60	12d	23	0.81mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	25d	1	0.82mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$5,134	$5.08	2d	183	0.92mi
508 Manhattan Ave Unit 2C New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	1.09mi
312 W 121st St Unit 4C New York, NY	3.0	2.0	900	$4,854	$5.39	8d	1	1.09mi
312 W 121st St Unit 5-A New York, NY	3.0	1.0	800	$4,655	$5.82	12d	1	1.10mi
506 Manhattan Ave Unit 1A New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	1.11mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	2d	7	1.20mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $450,000 Active 262 DOM
2. 2026-06-17
   days on market $450,000 Active 261 DOM
3. 2026-06-15
   days on market $450,000 Active 259 DOM
4. 2026-06-13
   days on market $450,000 Active 257 DOM
5. 2026-06-10
   days on market $450,000 Active 253 DOM
6. 2026-06-08
   pricedays on market $450,000 Active 252 DOM
7. 2026-06-03
   days on market $460,000 Active 247 DOM
8. 2026-06-01
   days on market $460,000 Active 245 DOM
9. 2026-05-31
   days on market $460,000 Active 244 DOM
10. 2026-04-07
    price $460,000
11. 2026-03-20
    price $468,000
12. 2026-02-26
    price $488,000
13. 2026-02-09
    price $493,000
14. 2025-12-18
    price $498,000
15. 2025-11-23
    price $520,000
16. 2025-11-02
    price $545,000
17. 2025-09-29
    listed $565,000 Active
18. 2020-01-04
    price $480,000 735-char remark

    Show marketing remark (735 chars)

    Live in one of Harlem's original co-ops from the 1920's! This unit is a raised ground floor so no stairs. It's-2 bedroom, 1 bath with separate dining room and spacious living room. Both bedrooms are overlooking serene green space. High ceilings and refinished oak floors throughout. Updated kitchen with dishwasher as well as a washer and dryer. Windowed bathroom with stand up shower. Live-in super, Sorry NO PETS allowed but the good news is NO INCOME RESTRICTIONS-it's a market rate coop. No investors and no pied-a-terres. A growing neighborhood, which is conveniently located by the 2 & 3 express trains at 135th and 145th street and Lenox Ave. Great restaurants and nearby supermarkets, and a really nice cafe 3 blocks away

19. 2020-01-04
    soldstatus Closed 735-char remark

    Show marketing remark (735 chars)

    Live in one of Harlem's original co-ops from the 1920's! This unit is a raised ground floor so no stairs. It's-2 bedroom, 1 bath with separate dining room and spacious living room. Both bedrooms are overlooking serene green space. High ceilings and refinished oak floors throughout. Updated kitchen with dishwasher as well as a washer and dryer. Windowed bathroom with stand up shower. Live-in super, Sorry NO PETS allowed but the good news is NO INCOME RESTRICTIONS-it's a market rate coop. No investors and no pied-a-terres. A growing neighborhood, which is conveniently located by the 2 & 3 express trains at 135th and 145th street and Lenox Ave. Great restaurants and nearby supermarkets, and a really nice cafe 3 blocks away

20. 2020-01-03
    soldstatus $480,000 735-char remark

    Show marketing remark (735 chars)

    Live in one of Harlem's original co-ops from the 1920's! This unit is a raised ground floor so no stairs. It's-2 bedroom, 1 bath with separate dining room and spacious living room. Both bedrooms are overlooking serene green space. High ceilings and refinished oak floors throughout. Updated kitchen with dishwasher as well as a washer and dryer. Windowed bathroom with stand up shower. Live-in super, Sorry NO PETS allowed but the good news is NO INCOME RESTRICTIONS-it's a market rate coop. No investors and no pied-a-terres. A growing neighborhood, which is conveniently located by the 2 & 3 express trains at 135th and 145th street and Lenox Ave. Great restaurants and nearby supermarkets, and a really nice cafe 3 blocks away

21. 2019-10-11
    historical Contract Signed 735-char remark

    Show marketing remark (735 chars)

    Live in one of Harlem's original co-ops from the 1920's! This unit is a raised ground floor so no stairs. It's-2 bedroom, 1 bath with separate dining room and spacious living room. Both bedrooms are overlooking serene green space. High ceilings and refinished oak floors throughout. Updated kitchen with dishwasher as well as a washer and dryer. Windowed bathroom with stand up shower. Live-in super, Sorry NO PETS allowed but the good news is NO INCOME RESTRICTIONS-it's a market rate coop. No investors and no pied-a-terres. A growing neighborhood, which is conveniently located by the 2 & 3 express trains at 135th and 145th street and Lenox Ave. Great restaurants and nearby supermarkets, and a really nice cafe 3 blocks away

22. 2019-07-10
    listed $499,000 Active 735-char remark

    Show marketing remark (735 chars)

    Live in one of Harlem's original co-ops from the 1920's! This unit is a raised ground floor so no stairs. It's-2 bedroom, 1 bath with separate dining room and spacious living room. Both bedrooms are overlooking serene green space. High ceilings and refinished oak floors throughout. Updated kitchen with dishwasher as well as a washer and dryer. Windowed bathroom with stand up shower. Live-in super, Sorry NO PETS allowed but the good news is NO INCOME RESTRICTIONS-it's a market rate coop. No investors and no pied-a-terres. A growing neighborhood, which is conveniently located by the 2 & 3 express trains at 135th and 145th street and Lenox Ave. Great restaurants and nearby supermarkets, and a really nice cafe 3 blocks away

23. 2019-07-10
    listed $480,000 735-char remark

    Show marketing remark (735 chars)

    Live in one of Harlem's original co-ops from the 1920's! This unit is a raised ground floor so no stairs. It's-2 bedroom, 1 bath with separate dining room and spacious living room. Both bedrooms are overlooking serene green space. High ceilings and refinished oak floors throughout. Updated kitchen with dishwasher as well as a washer and dryer. Windowed bathroom with stand up shower. Live-in super, Sorry NO PETS allowed but the good news is NO INCOME RESTRICTIONS-it's a market rate coop. No investors and no pied-a-terres. A growing neighborhood, which is conveniently located by the 2 & 3 express trains at 135th and 145th street and Lenox Ave. Great restaurants and nearby supermarkets, and a really nice cafe 3 blocks away

ⓘ 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 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: $55,759
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,461
• − Management: −$4,461
• − Depreciation: −$13,091
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $6,842/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

-7.8% since first listed

14 events — show timeline

• 2026-04-07 Price Changed $460,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $468,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $488,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $493,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $498,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-23 Price Changed $520,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-02 Price Changed $545,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-29 Listed $565,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-04 Price Changed $480,000 RLS at REBNY
• 2020-01-04 Sold (MLS) — RLS at REBNY
• 2020-01-03 Sold (MLS) $480,000 RLS at REBNY
• 2019-10-11 Contingent — RLS at REBNY
• 2019-07-10 Listed $480,000 RLS at REBNY
• 2019-07-10 Listed $499,000 RLS at REBNY