30 Macombs Pl #24 · New York, NY 10039

$218,999

2 bd · 1.0 ba · 800 sqft · Condo · 72 Days on market

Built 1910 Good condition $800/mo HOA · 17% of rent ↓ 24% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0

Listing remarks

Welcome to 30 Macomb Place! This beautiful 2-bedroom coop in Harlem is in move in condition! Renovated unit with beautiful hardwood floors, spacious kitchen and good size rooms. Quiet and clean walk-up building! There are high ceilings, new bathroom and kitchen. Flooded with sunlight, window in every room, second room as small bedroom/office/dressing room, separate kitchen. central Harlem, $800 maintenance. Located in the central Harlem area which is a vibrant neighborhood steeped in history, culture, beautiful architecture, great food, and nightlife. This convenient Harlem location is walking distance to A C B D and 3 train and local buses. This is an HDFC Coop, income restrictions apply t

Key facts

• New kitchen
• New bathroom
• Spacious kitchen

Tags

• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• HIGH CEILINGS
• NEW BATHROOM
• NEW KITCHEN
• WINDOW IN EVERY ROOM

Property features AI

Finance

• HOA & community: Has association (30 Macombs Place Hsn); Association amenities include a park; Monthly association fee (includes common area and exterior maintenance, gas, heat, hot water, sewer, snow removal, trash, water)

Exterior

• Parking: On-street parking; Other parking
• Security: Security system
• Utilities: Electric service by Con-Edison; Public sewer; Trash collection (public); Utilities include gas, heat, hot water, sewer, trash, water (per association); see remarks
• Home design: Stock cooperative; Six-story building; Entry level: 2; Second floor location
• Construction: Brick/mortar foundation
• Exterior features: Brick construction; Near public transit; Near schools; Near shops; No waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: Second floor unit
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Oil heating; Radiant heating; Wall/window air conditioning unit(s); Other heating (see remarks)
• Interior features: Ceiling fan(s); High-speed internet; Intercom
• Laundry & utility: Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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); 42 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); 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $4,738/mo this rent would consume 125% of the median local household income ($45k/yr) (locally 2826% 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 $23k of equity ($2k loan paydown + $22k appreciation (10.0% 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 (10.0% appreciation + 6.7% rent growth), your $61k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.16% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 4.74×
• Total profit: $229,065
• Equity at exit: $197,292

10-year hold

• IRR: 44.1%
• Equity multiple: 11.55×
• Total profit: $646,881
• Equity at exit: $425,467

Cash invested: $61,320 (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 10039

• Home prices YoY: 2.6%
• Rents YoY: 6.7%
• Active inventory: 42
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $4,738 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$800
• Vacancy / Maint / Mgmt: −$995
• Net cashflow: $1,429

Break-even live

Break-even rent $2,928

Max offer price $218,999

Occupancy floor 65%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	5d	1	0.80mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	24d	1	0.85mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	24d	1	1.22mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$3,948	$4.60	12d	23	1.26mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$5,134	$5.08	2d	183	1.36mi
508 Manhattan Ave Unit 2C New York, NY	3.0	1.0	800	$4,699	$5.87	11d	1	1.46mi
312 W 121st St Unit 4C New York, NY	3.0	2.0	900	$4,854	$5.39	8d	1	1.46mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	2d	7	1.48mi
506 Manhattan Ave Unit 1A New York, NY	3.0	1.0	800	$4,699	$5.87	11d	1	1.48mi
312 W 121st St Unit 5-A New York, NY	3.0	1.0	800	$4,655	$5.82	11d	1	1.48mi

HOA detail condo

• Monthly dues: $800 · $9,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $218,999 Active 72 DOM
2. 2026-06-17
   days on market $218,999 Active 71 DOM
3. 2026-06-15
   days on market $218,999 Active 69 DOM
4. 2026-06-13
   days on market $218,999 Active 67 DOM
5. 2026-06-10
   days on market $218,999 Active 63 DOM
6. 2026-06-08
   days on market $218,999 Active 62 DOM
7. 2026-06-08
   days on market $218,999 Active 61 DOM
8. 2026-06-04
   days on market $218,999 Active 58 DOM
9. 2026-06-03
   days on market $218,999 Active 57 DOM
10. 2026-06-01
    days on market $218,999 Active 55 DOM
11. 2026-05-31
    days on market $218,999 Active 54 DOM
12. 2026-04-07
    historical
13. 2026-04-01
    listed $218,999 Active
14. 2026-03-16
    price $239,888
15. 2026-02-16
    price $240,888
16. 2025-12-13
    price $250,888
17. 2025-09-20
    listed $260,999 Active
18. 2024-08-09
    status Pending
19. 2024-08-09
    historical
20. 2024-07-10
    price $260,888
21. 2024-06-05
    price $265,888
22. 2024-05-15
    price $270,888
23. 2024-05-15
    price $275,888
24. 2024-01-04
    price $284,888
25. 2023-12-19
    price $285,000
26. 2023-11-22
    listed $290,000 Active

ⓘ 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 · 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: $56,853
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$4,548
• − Management: −$4,548
• − HOA: −$9,600
• − Depreciation: −$6,371
• Taxable income: $15,139
• Est. tax owed @ 24.0%: −$3,633
• After-tax cash flow: $13,519/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 2-bedroom coop in Harlem is in move-in condition with good interior and exterior condition. It offers a good investment opportunity with potential for value-add improvements.

Repairs flagged

• Minor Paint touch-ups — There are minor scuffs and marks on the walls that could be touched up.
• Minor Window cleaning — The windows appear to have some dirt and grime that could be cleaned.

Value-add opportunities

• Resale Painting the exterior — A fresh coat of paint can significantly enhance the curb appeal and resale value of the property.
• Resale Upgrading the kitchen appliances — Modern, energy-efficient appliances can attract more buyers and increase the property's value.
• Both Landscaping improvements — Enhancing the landscaping can improve the overall appearance and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-ups · There are minor scuffs and marks on the walls that could be touched up.	Minor	$500–3,000
Window cleaning · The windows appear to have some dirt and grime that could be cleaned.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Painting the exterior — A fresh coat of paint can significantly enhance the curb appeal and resale value of the property. ↑
• Resale Upgrading the kitchen appliances — Modern, energy-efficient appliances can attract more buyers and increase the property's value. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the overall appearance and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 32,492
• Household income: $45,371
• Rent vs Own: 86.3% rent · 13.7% own
• Severe rent burden: 2826.0

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 0.60)
• Race & ethnicity: Black 53% Hispanic / Latino 33% Two or more races 18% White 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 14%
• Common ancestry: Scotch-Irish 1% Iranian 1% Romanian 1%
• Foreign-born: 23% · Canada, China
• Languages at home: 65% English-only · Spanish 28% French/Haitian/Cajun 3% Chinese 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: ▲ 20.96%
• Current HPI: 833.2625
• Rent YoY: ▲ 6.68%
• 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

-24.5% since first listed

15 events — show timeline

• 2026-04-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $218,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $239,888 OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $240,888 OneKey® MLS as Distributed by MLS Grid
• 2025-12-13 Price Changed $250,888 OneKey® MLS as Distributed by MLS Grid
• 2025-09-20 Listed $260,999 OneKey® MLS as Distributed by MLS Grid
• 2024-08-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-08-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-07-10 Price Changed $260,888 OneKey® MLS as Distributed by MLS Grid
• 2024-06-05 Price Changed $265,888 OneKey® MLS as Distributed by MLS Grid
• 2024-05-15 Price Changed $270,888 OneKey® MLS as Distributed by MLS Grid
• 2024-05-15 Price Changed $275,888 OneKey® MLS as Distributed by MLS Grid
• 2024-01-04 Price Changed $284,888 OneKey® MLS as Distributed by MLS Grid
• 2023-12-19 Price Changed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-22 Listed $290,000 OneKey® MLS as Distributed by MLS Grid