102 Bradhurst Ave #1107 · New York, NY 10039

$539,999

2 bd · 2.0 ba · 953 sqft · Condo · 118 Days on market

Built 2005 ↓ 13% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Cash flow +2.7/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Located in Central Harlem, unit 1107 at The Sutton features two bedrooms and two bathrooms spread out over 953 square feet with an incredible semi-open floor plan. The primary bedroom has its own private en-suite bathroom, while there is a second bedroom and full bath included in the apartment. Some of the best features of this home, besides its spaciousness, include an updated kitchen, in-unit laundry, the entire apartment was recently re-painted, and a bank of windows throughout the entire unit providing a great deal of natural light with northern and eastern views of the city. One of Harlem's most sought-after residential buildings, The Sutton is known for providing a number of amenities that enhance the residential experience, including two elevators, a fitness center, 24 hours attended lobby, bicycle, and private storage rooms, a full-service parking garage, resident superintendent and porter staff, and so much more. The maintenance fee includes heat, cooking gas, and hot and cold water. There are no current nor pending monthly assessments. Tax abatement expires in 2032. Subletting is allowed 2 out of every 4 years after two years of residency. At the edge of Hamilton Heights and Sugar Hill, your home is located across from the legendary Jackie Robinson Park, with its huge community pool, recreation center, library, computer resource center, arts & crafts room, baseball diamonds, basketball/volleyball courts, playgrounds, and water-play area. Additional neighborhood attractions include Riverbank State Park, Hudson River Greenway, and neighborhood favorite restaurants including The Edge Harlem and Ponty Bistro. Primary transportation options are moments away, including the A, B, C, D, 1 & 3 trains, with Columbus Circle only two stops away), and Bx19 crosstown bus. For those using Ubers or cars, you'll reach the 145th Street Bridge, Harlem River Drive, George Washington Bridge, and RFK Bridge in minutes. Convenient neighborhood perks include 24-hour Pathmark Supermarket, the farmer's market, Duane Reade, Starbucks, Dunkin' Donuts, Bank of America, New York Sports Club, Chase, and Carver Bank. Also close are Home Depot, Marshalls, and Target. See the building's offering plan as some amenities come at additional costs.

Key facts

• Garage
• Built 2005
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $540k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $486k (10.1% below list).
• Recommended offer: $486k (10.1% below list) — sets the bar for 1% rule.

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 $4,856/mo this rent would consume 128% 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 $58k of equity ($4k loan paydown + $54k 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.
• By year 2, paydown + projected appreciation supports a ~$93k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($491k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 13400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: moderate flood risk; 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 $485,624 (10.1% 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 118 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 2.25%
• Cash-on-cash: -14.42%
• DSCR: 0.36
• GRM: 9.3

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: 15.7%
• Equity multiple: 2.31×
• Total profit: $198,247
• Equity at exit: $486,474

10-year hold

• IRR: 16.3%
• Equity multiple: 5.77×
• Total profit: $721,191
• Equity at exit: $1,049,099

Cash invested: $151,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $4,856 high
• Mortgage (P&I): −$2,832
• Tax est. 1.5%: −$675 /mo · $8,100/yr
• Insurance: −$225
• HOA est. from 1 same-building comp: −$1,922
• Vacancy / Maint / Mgmt: −$1,020
• Net cashflow: $-1,817

Break-even live

Break-even rent $7,157

Max offer price $277,021

Occupancy floor —

Sensitivity live

Price	-10% $-1,444	-5% $-1,631	+0% $-1,817	+5% $-2,004	+10% $-2,191
Rent	-10% $-2,201	-5% $-2,009	+0% $-1,817	+5% $-1,626	+10% $-1,434
Rate	-1.0pp $-1,545	-0.5pp $-1,680	base $-1,817	+0.5pp $-1,957	+1.0pp $-2,100

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: $135,000
• Closing costs: $16,200
• 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	0.68mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	0.76mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	25d	1	1.12mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$4,022	$4.69	0d	21	1.23mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$5,136	$5.08	0d	184	1.33mi
508 Manhattan Ave Unit 2C New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	1.35mi
312 W 121st St Unit 4C New York, NY	3.0	2.0	900	$4,854	$5.39	8d	1	1.35mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	3d	7	1.35mi
506 Manhattan Ave Unit 1A New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	1.36mi
312 W 121st St Unit 5-A New York, NY	3.0	1.0	800	$4,655	$5.82	12d	1	1.37mi

HOA detail condo

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

Listing history 16 events

1. 2024-05-30
   price $520,000 2271-char remark

   Show marketing remark (2271 chars)

   Located in Central Harlem, unit 1107 at The Sutton features two bedrooms and two bathrooms spread out over 953 square feet with an incredible semi-open floor plan. The primary bedroom has its own private en-suite bathroom, while there is a second bedroom and full bath included in the apartment. Some of the best features of this home, besides its spaciousness, include an updated kitchen, in-unit laundry, the entire apartment was recently re-painted, and a bank of windows throughout the entire unit providing a great deal of natural light with northern and eastern views of the city. One of Harlem's most sought-after residential buildings, The Sutton is known for providing a number of amenities that enhance the residential experience, including two elevators, a fitness center, 24 hours attended lobby, bicycle, and private storage rooms, a full-service parking garage, resident superintendent and porter staff, and so much more. The maintenance fee includes heat, cooking gas, and hot and cold water. There are no current nor pending monthly assessments. Tax abatement expires in 2032. Subletting is allowed 2 out of every 4 years after two years of residency. At the edge of Hamilton Heights and Sugar Hill, your home is located across from the legendary Jackie Robinson Park, with its huge community pool, recreation center, library, computer resource center, arts & crafts room, baseball diamonds, basketball/volleyball courts, playgrounds, and water-play area. Additional neighborhood attractions include Riverbank State Park, Hudson River Greenway, and neighborhood favorite restaurants including The Edge Harlem and Ponty Bistro. Primary transportation options are moments away, including the A, B, C, D, 1 & 3 trains, with Columbus Circle only two stops away), and Bx19 crosstown bus. For those using Ubers or cars, you'll reach the 145th Street Bridge, Harlem River Drive, George Washington Bridge, and RFK Bridge in minutes. Convenient neighborhood perks include 24-hour Pathmark Supermarket, the farmer's market, Duane Reade, Starbucks, Dunkin' Donuts, Bank of America, New York Sports Club, Chase, and Carver Bank. Also close are Home Depot, Marshalls, and Target. See the building's offering plan as some amenities come at additional costs.

2. 2024-05-17
   soldstatus $520,000 Sold 2271-char remark

   Show marketing remark (2271 chars)

   Located in Central Harlem, unit 1107 at The Sutton features two bedrooms and two bathrooms spread out over 953 square feet with an incredible semi-open floor plan. The primary bedroom has its own private en-suite bathroom, while there is a second bedroom and full bath included in the apartment. Some of the best features of this home, besides its spaciousness, include an updated kitchen, in-unit laundry, the entire apartment was recently re-painted, and a bank of windows throughout the entire unit providing a great deal of natural light with northern and eastern views of the city. One of Harlem's most sought-after residential buildings, The Sutton is known for providing a number of amenities that enhance the residential experience, including two elevators, a fitness center, 24 hours attended lobby, bicycle, and private storage rooms, a full-service parking garage, resident superintendent and porter staff, and so much more. The maintenance fee includes heat, cooking gas, and hot and cold water. There are no current nor pending monthly assessments. Tax abatement expires in 2032. Subletting is allowed 2 out of every 4 years after two years of residency. At the edge of Hamilton Heights and Sugar Hill, your home is located across from the legendary Jackie Robinson Park, with its huge community pool, recreation center, library, computer resource center, arts & crafts room, baseball diamonds, basketball/volleyball courts, playgrounds, and water-play area. Additional neighborhood attractions include Riverbank State Park, Hudson River Greenway, and neighborhood favorite restaurants including The Edge Harlem and Ponty Bistro. Primary transportation options are moments away, including the A, B, C, D, 1 & 3 trains, with Columbus Circle only two stops away), and Bx19 crosstown bus. For those using Ubers or cars, you'll reach the 145th Street Bridge, Harlem River Drive, George Washington Bridge, and RFK Bridge in minutes. Convenient neighborhood perks include 24-hour Pathmark Supermarket, the farmer's market, Duane Reade, Starbucks, Dunkin' Donuts, Bank of America, New York Sports Club, Chase, and Carver Bank. Also close are Home Depot, Marshalls, and Target. See the building's offering plan as some amenities come at additional costs.

3. 2024-05-01
   historical $4,000
4. 2024-03-04
   status Pending
5. 2024-01-13
   listed $4,000
6. 2023-11-17
   price $539,999
7. 2023-11-16
   price $539,999 2271-char remark

   Show marketing remark (2271 chars)

   Located in Central Harlem, unit 1107 at The Sutton features two bedrooms and two bathrooms spread out over 953 square feet with an incredible semi-open floor plan. The primary bedroom has its own private en-suite bathroom, while there is a second bedroom and full bath included in the apartment. Some of the best features of this home, besides its spaciousness, include an updated kitchen, in-unit laundry, the entire apartment was recently re-painted, and a bank of windows throughout the entire unit providing a great deal of natural light with northern and eastern views of the city. One of Harlem's most sought-after residential buildings, The Sutton is known for providing a number of amenities that enhance the residential experience, including two elevators, a fitness center, 24 hours attended lobby, bicycle, and private storage rooms, a full-service parking garage, resident superintendent and porter staff, and so much more. The maintenance fee includes heat, cooking gas, and hot and cold water. There are no current nor pending monthly assessments. Tax abatement expires in 2032. Subletting is allowed 2 out of every 4 years after two years of residency. At the edge of Hamilton Heights and Sugar Hill, your home is located across from the legendary Jackie Robinson Park, with its huge community pool, recreation center, library, computer resource center, arts & crafts room, baseball diamonds, basketball/volleyball courts, playgrounds, and water-play area. Additional neighborhood attractions include Riverbank State Park, Hudson River Greenway, and neighborhood favorite restaurants including The Edge Harlem and Ponty Bistro. Primary transportation options are moments away, including the A, B, C, D, 1 & 3 trains, with Columbus Circle only two stops away), and Bx19 crosstown bus. For those using Ubers or cars, you'll reach the 145th Street Bridge, Harlem River Drive, George Washington Bridge, and RFK Bridge in minutes. Convenient neighborhood perks include 24-hour Pathmark Supermarket, the farmer's market, Duane Reade, Starbucks, Dunkin' Donuts, Bank of America, New York Sports Club, Chase, and Carver Bank. Also close are Home Depot, Marshalls, and Target. See the building's offering plan as some amenities come at additional costs.

8. 2023-11-07
   listed $549,999 Active
9. 2023-10-04
   status Active
10. 2023-10-02
    status Active 2271-char remark

    Show marketing remark (2271 chars)

    Located in Central Harlem, unit 1107 at The Sutton features two bedrooms and two bathrooms spread out over 953 square feet with an incredible semi-open floor plan. The primary bedroom has its own private en-suite bathroom, while there is a second bedroom and full bath included in the apartment. Some of the best features of this home, besides its spaciousness, include an updated kitchen, in-unit laundry, the entire apartment was recently re-painted, and a bank of windows throughout the entire unit providing a great deal of natural light with northern and eastern views of the city. One of Harlem's most sought-after residential buildings, The Sutton is known for providing a number of amenities that enhance the residential experience, including two elevators, a fitness center, 24 hours attended lobby, bicycle, and private storage rooms, a full-service parking garage, resident superintendent and porter staff, and so much more. The maintenance fee includes heat, cooking gas, and hot and cold water. There are no current nor pending monthly assessments. Tax abatement expires in 2032. Subletting is allowed 2 out of every 4 years after two years of residency. At the edge of Hamilton Heights and Sugar Hill, your home is located across from the legendary Jackie Robinson Park, with its huge community pool, recreation center, library, computer resource center, arts & crafts room, baseball diamonds, basketball/volleyball courts, playgrounds, and water-play area. Additional neighborhood attractions include Riverbank State Park, Hudson River Greenway, and neighborhood favorite restaurants including The Edge Harlem and Ponty Bistro. Primary transportation options are moments away, including the A, B, C, D, 1 & 3 trains, with Columbus Circle only two stops away), and Bx19 crosstown bus. For those using Ubers or cars, you'll reach the 145th Street Bridge, Harlem River Drive, George Washington Bridge, and RFK Bridge in minutes. Convenient neighborhood perks include 24-hour Pathmark Supermarket, the farmer's market, Duane Reade, Starbucks, Dunkin' Donuts, Bank of America, New York Sports Club, Chase, and Carver Bank. Also close are Home Depot, Marshalls, and Target. See the building's offering plan as some amenities come at additional costs.

11. 2023-09-24
    historical
12. 2023-06-24
    status Pending
13. 2023-05-18
    price $549,999 2271-char remark

    Show marketing remark (2271 chars)

    Located in Central Harlem, unit 1107 at The Sutton features two bedrooms and two bathrooms spread out over 953 square feet with an incredible semi-open floor plan. The primary bedroom has its own private en-suite bathroom, while there is a second bedroom and full bath included in the apartment. Some of the best features of this home, besides its spaciousness, include an updated kitchen, in-unit laundry, the entire apartment was recently re-painted, and a bank of windows throughout the entire unit providing a great deal of natural light with northern and eastern views of the city. One of Harlem's most sought-after residential buildings, The Sutton is known for providing a number of amenities that enhance the residential experience, including two elevators, a fitness center, 24 hours attended lobby, bicycle, and private storage rooms, a full-service parking garage, resident superintendent and porter staff, and so much more. The maintenance fee includes heat, cooking gas, and hot and cold water. There are no current nor pending monthly assessments. Tax abatement expires in 2032. Subletting is allowed 2 out of every 4 years after two years of residency. At the edge of Hamilton Heights and Sugar Hill, your home is located across from the legendary Jackie Robinson Park, with its huge community pool, recreation center, library, computer resource center, arts & crafts room, baseball diamonds, basketball/volleyball courts, playgrounds, and water-play area. Additional neighborhood attractions include Riverbank State Park, Hudson River Greenway, and neighborhood favorite restaurants including The Edge Harlem and Ponty Bistro. Primary transportation options are moments away, including the A, B, C, D, 1 & 3 trains, with Columbus Circle only two stops away), and Bx19 crosstown bus. For those using Ubers or cars, you'll reach the 145th Street Bridge, Harlem River Drive, George Washington Bridge, and RFK Bridge in minutes. Convenient neighborhood perks include 24-hour Pathmark Supermarket, the farmer's market, Duane Reade, Starbucks, Dunkin' Donuts, Bank of America, New York Sports Club, Chase, and Carver Bank. Also close are Home Depot, Marshalls, and Target. See the building's offering plan as some amenities come at additional costs.

14. 2023-05-18
    price $549,999

    Show marketing remark (2271 chars)

    Located in Central Harlem, unit 1107 at The Sutton features two bedrooms and two bathrooms spread out over 953 square feet with an incredible semi-open floor plan. The primary bedroom has its own private en-suite bathroom, while there is a second bedroom and full bath included in the apartment. Some of the best features of this home, besides its spaciousness, include an updated kitchen, in-unit laundry, the entire apartment was recently re-painted, and a bank of windows throughout the entire unit providing a great deal of natural light with northern and eastern views of the city. One of Harlem's most sought-after residential buildings, The Sutton is known for providing a number of amenities that enhance the residential experience, including two elevators, a fitness center, 24 hours attended lobby, bicycle, and private storage rooms, a full-service parking garage, resident superintendent and porter staff, and so much more. The maintenance fee includes heat, cooking gas, and hot and cold water. There are no current nor pending monthly assessments. Tax abatement expires in 2032. Subletting is allowed 2 out of every 4 years after two years of residency. At the edge of Hamilton Heights and Sugar Hill, your home is located across from the legendary Jackie Robinson Park, with its huge community pool, recreation center, library, computer resource center, arts & crafts room, baseball diamonds, basketball/volleyball courts, playgrounds, and water-play area. Additional neighborhood attractions include Riverbank State Park, Hudson River Greenway, and neighborhood favorite restaurants including The Edge Harlem and Ponty Bistro. Primary transportation options are moments away, including the A, B, C, D, 1 & 3 trains, with Columbus Circle only two stops away), and Bx19 crosstown bus. For those using Ubers or cars, you'll reach the 145th Street Bridge, Harlem River Drive, George Washington Bridge, and RFK Bridge in minutes. Convenient neighborhood perks include 24-hour Pathmark Supermarket, the farmer's market, Duane Reade, Starbucks, Dunkin' Donuts, Bank of America, New York Sports Club, Chase, and Carver Bank. Also close are Home Depot, Marshalls, and Target. See the building's offering plan as some amenities come at additional costs.

15. 2023-03-24
    listed $599,999 Active 2271-char remark

    Show marketing remark (2271 chars)

    Located in Central Harlem, unit 1107 at The Sutton features two bedrooms and two bathrooms spread out over 953 square feet with an incredible semi-open floor plan. The primary bedroom has its own private en-suite bathroom, while there is a second bedroom and full bath included in the apartment. Some of the best features of this home, besides its spaciousness, include an updated kitchen, in-unit laundry, the entire apartment was recently re-painted, and a bank of windows throughout the entire unit providing a great deal of natural light with northern and eastern views of the city. One of Harlem's most sought-after residential buildings, The Sutton is known for providing a number of amenities that enhance the residential experience, including two elevators, a fitness center, 24 hours attended lobby, bicycle, and private storage rooms, a full-service parking garage, resident superintendent and porter staff, and so much more. The maintenance fee includes heat, cooking gas, and hot and cold water. There are no current nor pending monthly assessments. Tax abatement expires in 2032. Subletting is allowed 2 out of every 4 years after two years of residency. At the edge of Hamilton Heights and Sugar Hill, your home is located across from the legendary Jackie Robinson Park, with its huge community pool, recreation center, library, computer resource center, arts & crafts room, baseball diamonds, basketball/volleyball courts, playgrounds, and water-play area. Additional neighborhood attractions include Riverbank State Park, Hudson River Greenway, and neighborhood favorite restaurants including The Edge Harlem and Ponty Bistro. Primary transportation options are moments away, including the A, B, C, D, 1 & 3 trains, with Columbus Circle only two stops away), and Bx19 crosstown bus. For those using Ubers or cars, you'll reach the 145th Street Bridge, Harlem River Drive, George Washington Bridge, and RFK Bridge in minutes. Convenient neighborhood perks include 24-hour Pathmark Supermarket, the farmer's market, Duane Reade, Starbucks, Dunkin' Donuts, Bank of America, New York Sports Club, Chase, and Carver Bank. Also close are Home Depot, Marshalls, and Target. See the building's offering plan as some amenities come at additional costs.

16. 2023-03-24
    listed $599,999 Active

    Show marketing remark (2271 chars)

    Located in Central Harlem, unit 1107 at The Sutton features two bedrooms and two bathrooms spread out over 953 square feet with an incredible semi-open floor plan. The primary bedroom has its own private en-suite bathroom, while there is a second bedroom and full bath included in the apartment. Some of the best features of this home, besides its spaciousness, include an updated kitchen, in-unit laundry, the entire apartment was recently re-painted, and a bank of windows throughout the entire unit providing a great deal of natural light with northern and eastern views of the city. One of Harlem's most sought-after residential buildings, The Sutton is known for providing a number of amenities that enhance the residential experience, including two elevators, a fitness center, 24 hours attended lobby, bicycle, and private storage rooms, a full-service parking garage, resident superintendent and porter staff, and so much more. The maintenance fee includes heat, cooking gas, and hot and cold water. There are no current nor pending monthly assessments. Tax abatement expires in 2032. Subletting is allowed 2 out of every 4 years after two years of residency. At the edge of Hamilton Heights and Sugar Hill, your home is located across from the legendary Jackie Robinson Park, with its huge community pool, recreation center, library, computer resource center, arts & crafts room, baseball diamonds, basketball/volleyball courts, playgrounds, and water-play area. Additional neighborhood attractions include Riverbank State Park, Hudson River Greenway, and neighborhood favorite restaurants including The Edge Harlem and Ponty Bistro. Primary transportation options are moments away, including the A, B, C, D, 1 & 3 trains, with Columbus Circle only two stops away), and Bx19 crosstown bus. For those using Ubers or cars, you'll reach the 145th Street Bridge, Harlem River Drive, George Washington Bridge, and RFK Bridge in minutes. Convenient neighborhood perks include 24-hour Pathmark Supermarket, the farmer's market, Duane Reade, Starbucks, Dunkin' Donuts, Bank of America, New York Sports Club, Chase, and Carver Bank. Also close are Home Depot, Marshalls, and Target. See the building's offering plan as some amenities come at additional costs.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% 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: $58,275
• − Mortgage interest: −$30,248
• − Property taxes: −$8,100
• − Insurance: −$2,700
• − Repairs & maintenance: −$4,662
• − Management: −$4,662
• − HOA: −$23,064
• − Depreciation: −$15,709
• Taxable loss: −$30,870
• Est. tax savings @ 24.0%: +$7,409
• After-tax cash flow: $-14,400/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): 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

-13.3% since first listed

16 events — show timeline

• 2024-05-30 Price Changed $520,000 RLS at REBNY
• 2024-05-17 Sold (MLS) $520,000 RLS at REBNY
• 2024-05-01 Rental Removed $4,000 REBNY
• 2024-03-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-01-13 Listed for Rent $4,000 REBNY
• 2023-11-17 Price Changed $539,999 OneKey® MLS as Distributed by MLS Grid
• 2023-11-16 Price Changed $539,999 RLS at REBNY
• 2023-11-07 Listed $549,999 OneKey® MLS as Distributed by MLS Grid
• 2023-10-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-10-02 Relisted — RLS at REBNY
• 2023-09-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-06-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-18 Price Changed $549,999 RLS at REBNY
• 2023-05-18 Price Changed $549,999 OneKey® MLS as Distributed by MLS Grid
• 2023-03-24 Listed $599,999 OneKey® MLS as Distributed by MLS Grid
• 2023-03-24 Listed $599,999 RLS at REBNY