26 W 97th St Unit 2C · New York, NY 10025

$650,000

1 bd · 1.0 ba · 580 sqft · Condo public records · 167 Days on market

Built 1930 $1043/mo HOA · 18% 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 +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

* * CALL/EMAIL TO MAKE AN APPOINTMENT TO VIEW THIS ADORABLE HOME. * * INVESTORS OK. This condominium apartment is a standout home just off Central Park, offering both charm and convenience in a uniquely appealing Upper West Side condominium. The spacious living room and bedroom feature high ceilings, southwest light, a windowed kitchen as well as a modern windowed bathroom with a walk-in shower.  The prewar detailing blends seamlessly creating a home that feels both stylish and exceptionally comfortable. Also, the apartment comes with its own small storage space! Its unbeatable location places you moments from Central Park, major subway lines, top neighborhood restaurants, sh

Key facts

• Elevator condominium
• Windowed kitchen
• Central laundry

Tags

• WINDOWED KITCHEN
• MODERN WINDOWED BATHROOM
• WALK-IN SHOWER
• PREWAR DETAILING
• ELEVATOR CONDOMINIUM
• CENTRAL LAUNDRY

Property features AI

Finance

• Other: No pets allowed in the building
• Financial info: Building contains 20 units
• HOA & community: Monthly association fee of $1,043

Exterior

• Home design: 5-story building; Entry level on 2
• Construction: Lot dimensions approximately 37.5 x 100.92
• Exterior features: Elevator in the building

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Interior features: Unfurnished
• Laundry & utility: Common on-floor laundry in a common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $650k.

Deal economics

• At list price, monthly cash flow is $-729 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $521k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $573k (11.8% below list).
• Recommended offer: $521k (19.8% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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 (+6.4%/yr); 306 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $5,733/mo this rent would consume 63% of the median local household income ($109k/yr) (locally 7824% 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 $35k of equity ($4k loan paydown + $31k appreciation (4.7% 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $49k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $521,206 (19.8% 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 167 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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: 0.88% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.73% appreciation · 6.4% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.63×
• Total profit: $114,352
• Equity at exit: $357,852

10-year hold

• IRR: 12.9%
• Equity multiple: 3.40×
• Total profit: $437,433
• Equity at exit: $609,098

Cash invested: $182,000 (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 10025

• Home prices YoY: 1.7%
• Rents YoY: 6.4%
• Active inventory: 306
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $5,733 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$535 /mo · $6,424/yr
• Insurance: −$271
• HOA: −$1,043
• Vacancy / Maint / Mgmt: −$1,204
• Net cashflow: $-729

Break-even live

Break-even rent $6,656

Max offer price $521,206

Occupancy floor —

Sensitivity live

Price	-10% $-361	-5% $-545	+0% $-729	+5% $-913	+10% $-1,097
Rent	-10% $-1,182	-5% $-956	+0% $-729	+5% $-503	+10% $-276
Rate	-1.0pp $-402	-0.5pp $-564	base $-729	+0.5pp $-898	+1.0pp $-1,069

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	0d	30	0.15mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	18d	1	0.16mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$3,660	$4.07	26d	2	0.20mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$4,800	$6.00	26d	2	0.33mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	23d	1	0.38mi
101 W 90th St New York, NY	3.0	1.0–2.5	962	$6,188	$6.43	0d	1	0.39mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$6,210	$8.28	1d	2	0.42mi
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	8d	1	0.43mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,725	$5.73	4d	3	0.48mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,695	$5.69	5d	4	0.48mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$6,050	$7.33	1d	2	0.48mi
210 W 89th St #165 New York, NY	1.0	1.0	600	$5,730	$9.55	1d	2	0.54mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$6,070	$7.13	1d	2	0.59mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	7d	1	0.62mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$6,335	$3.83	0d	1	0.67mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$5,497	$9.83	1d	1	0.68mi
45 W 81st St Unit 2011 New York, NY	1.0	1.0	450	$4,710	$10.47	26d	1	0.82mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$5,550	$7.11	1d	2	0.82mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	17d	1	0.88mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$7,403	$12.69	1d	3	0.90mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	4d	2	0.95mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	26d	1	1.00mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	8d	1	1.03mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,810	$10.89	0d	1	1.03mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$5,420	$7.32	1d	2	1.05mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	19d	1	1.09mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	1d	2	1.14mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	22d	1	1.17mi
241 W 75th St #773 New York, NY	1.0–2.0	1.0	750	$7,100	$9.47	1d	2	1.19mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,460	$8.07	1d	2	1.23mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	5d	2	1.24mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	5d	3	1.24mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	3d	3	1.28mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,520	$7.97	1d	2	1.28mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	26d	1	1.28mi
317 W 74th St Unit 1021986P New York, NY	2.0	1.0–2.0	645	$7,940	$12.30	4d	2	1.28mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	1d	3	1.29mi
234 W 73rd St Unit 1031180P New York, NY	1.0	1.0	441	$4,950	$11.22	9d	1	1.30mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$6,430	$9.73	26d	4	1.30mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	26d	1	1.31mi

HOA detail condo

• Monthly dues: $1,043 · $12,516/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $650,000 Active 167 DOM
2. 2026-06-18
   days on market $650,000 Active 164 DOM
3. 2026-06-17
   days on market $650,000 Active 163 DOM
4. 2026-06-15
   days on market $650,000 Active 161 DOM
5. 2026-06-13
   days on market $650,000 Active 159 DOM
6. 2026-06-10
   days on market $650,000 Active 155 DOM
7. 2026-06-08
   days on market $650,000 Active 154 DOM
8. 2026-06-04
   days on market $650,000 Active 150 DOM
9. 2026-06-03
   days on market $650,000 Active 149 DOM
10. 2026-06-01
    days on market $650,000 Active 147 DOM
11. 2026-05-31
    days on market $650,000 Active 146 DOM
12. 2026-04-01
    price $650,000
13. 2025-11-18
    listed $699,000 Active
14. 2017-08-25
    price $775,000
15. 2017-08-24
    soldstatus $775,000
16. 2017-06-23
    listed $795,000 Active
17. 2017-05-08
    listed $775,000
18. 2015-05-18
    soldstatus $660,000
19. 2015-01-26
    listed $660,000
20. 2015-01-26
    listed $660,000
21. 2000-01-27
    soldstatus $172,000
22. 1986-07-17
    soldstatus $144,000

ⓘ 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: $6,424 · $535/mo
• Projected year-2 tax: $8,705 · $725/mo
• Expected delta: +$2,280/yr (+$190/mo · 35.5%)

ⓘ 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 · 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: $68,792
• − Mortgage interest: −$36,410
• − Property taxes: −$6,424
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,503
• − Management: −$5,503
• − HOA: −$12,516
• − Depreciation: −$18,909
• Taxable loss: −$19,724
• Est. tax savings @ 24.0%: +$4,734
• After-tax cash flow: $-4,015/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): 93,065
• Household income: $108,940
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7824.0

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 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 22% Two or more races 12% Asian 10% Black 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 6%
• Common ancestry: Scotch-Irish 4% Romanian 3% Lithuanian 2%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 18% Chinese 5% French/Haitian/Cajun 3%

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: ▲ 4.73%
• Current HPI: 276.1636
• Rent YoY: ▲ 6.40%
• 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

+351.4% since first listed

11 events — show timeline

• 2026-04-01 Price Changed $650,000 RLS at REBNY
• 2025-11-18 Listed $699,000 RLS at REBNY
• 2017-08-25 Price Changed $775,000 RLS at REBNY
• 2017-08-24 Sold (Public Records) $775,000 Public Records
• 2017-06-23 Listed $795,000 RLS at REBNY
• 2017-05-08 Listed $775,000 RLS at REBNY
• 2015-05-18 Sold (Public Records) $660,000 Public Records
• 2015-01-26 Listed $660,000 RLS at REBNY
• 2015-01-26 Listed $660,000 RLS at REBNY
• 2000-01-27 Sold (Public Records) $172,000 Public Records
• 1986-07-17 Sold (Public Records) $144,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $6,424 · +1.4% YoY. Source: county tax records.