325 W 43rd St Unit 4B · New York, NY 10036

$739,000

2 bd · 1.0 ba · 800 sqft · Condo · 115 Days on market

Built 1900 Good condition $552/mo HOA · 7% of rent

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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 +18.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• Appreciation +4.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0

Listing remarks

LIGHT! BRIGHT! SPACIOUS! VALUE + - Corner 2BR with exceptionally low maintenance in prime Hell's Kitchen locale. This expansive corner two-bedroom hdfc apartment offers scale, light, and value in one of Manhattan's most convenient locations - the Theatre district. An oversized 23 ish foot living room is anchored by four large six-paned windows, delivering excellent natural light and open local views. Newly polished hardwood floors run throughout, enhancing the clean, move-in-ready condition. The home features: Separate kitchen with window and servery to living room Beautifully renovated bathroom with heated floors Large closets and abundant storage space throughout Excellent layout with

Key facts

• Corner 2br
• Renovated bathroom
• Separate kitchen

Tags

• CORNER 2BR
• SEPARATE KITCHEN
• DISHWASHER
• RENOVATED BATHROOM
• LARGE CLOSETS
• ABUNDANT STORAGE

Property features AI

Finance

• Other: Pets allowed in building (building yes; other restriction noted as 'No')
• Financial info: Building contains 15 total units
• HOA & community: Monthly association fee of $552

Exterior

• Utilities: Cooling available
• Home design: 5-story building; Entry level at 4th floor; Zoned C6-2
• Exterior features: No notable exterior features listed; North and west exposures

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling present
• Interior features: Total of 4 rooms; Basement described as 'Other'; Has a view
• Laundry & utility: No building laundry (building none)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $739k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $739k).
• Recommended offer: $672k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+4.3%/yr); 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $8,016/mo this rent would consume 101% of the median local household income ($96k/yr) (locally 3765% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($672k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6.66M (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $672,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.08% ✓
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.0% appreciation · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.83×
• Total profit: $-34,338
• Equity at exit: $143,710

10-year hold

• IRR: 5.4%
• Equity multiple: 1.48×
• Total profit: $99,716
• Equity at exit: $122,990

Cash invested: $206,920 (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 10036

• Home prices YoY: -0.8%
• Rents YoY: 4.3%
• Active inventory: 181
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $8,016 high
• Mortgage (P&I): −$3,875
• Tax est. 1.5%: −$924 /mo · $11,085/yr
• Insurance: −$308
• HOA: −$552
• Vacancy / Maint / Mgmt: −$1,683
• Net cashflow: $674

Break-even live

Break-even rent $7,163

Max offer price $739,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,184	-5% $929	+0% $674	+5% $418	+10% $163
Rent	-10% $40	-5% $357	+0% $674	+5% $990	+10% $1,307
Rate	-1.0pp $1,046	-0.5pp $862	base $674	+0.5pp $482	+1.0pp $287

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: $184,750
• Closing costs: $22,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	687	$8,160	$11.87	8d	3	0.24mi
450 W 42nd St #1693 New York, NY	2.0	1.0–2.0	690	$10,010	$14.51	0d	3	0.26mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$7,928	$10.11	8d	1	0.30mi
1600 Broadway #697 New York, NY	1.0–2.0	1.0	900	$9,813	$10.90	25d	3	0.31mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$7,510	$11.23	8d	3	0.31mi
561 10th Ave #2085 New York, NY	2.0	1.0–2.0	795	$7,740	$9.74	8d	2	0.32mi
555 10th Ave Unit 1018807P New York, NY	1.0	1.0	688	$9,726	$14.14	22d	1	0.34mi
754 9th Ave Unit 1017471P New York, NY	1.0	1.0	538	$7,284	$13.54	8d	1	0.35mi
520 W 43rd St #742 New York, NY	1.0–2.0	1.0–2.0	769	$7,240	$9.41	8d	2	0.35mi
560 W 43rd St New York, NY	3.0	1.0–2.0	769	$6,743	$8.76	8d	5	0.43mi
622 11th Ave Unit 701 New York, NY	2.0	2.0	810	$7,400	$9.14	8d	1	0.44mi
622 11th Ave Unit 1301 New York, NY	2.0	2.0	810	$7,525	$9.29	8d	1	0.44mi
622 11th Ave Unit 201 New York, NY	2.0	2.0	810	$7,250	$8.95	8d	1	0.44mi
622 11th Ave Unit 404 New York, NY	2.0	2.0	810	$7,300	$9.01	8d	1	0.44mi
622 11th Ave Unit 304 New York, NY	2.0	2.0	810	$7,275	$8.98	8d	1	0.44mi
622 11th Ave Unit 601 New York, NY	2.0	2.0	810	$7,350	$9.07	8d	1	0.44mi
622 11th Ave Unit 1402 New York, NY	2.0	1.0	715	$7,600	$10.63	8d	1	0.44mi
622 11th Ave Unit 904 New York, NY	2.0	2.0	810	$7,475	$9.23	8d	1	0.44mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$8,370	$9.27	8d	2	0.45mi
605 W 42nd St Unit 1016142P New York, NY	2.0	1.0–2.0	720	$19,980	$27.73	11d	2	0.49mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$14,490	$16.84	8d	2	0.49mi
360 W 34th St New York, NY	2.0	1.0–1.5	632	$7,260	$11.49	8d	3	0.52mi
635 W 42nd St #1990 New York, NY	1.0–2.0	1.0–2.0	750	$8,900	$11.87	8d	2	0.54mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	8d	1	0.57mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$7,220	$7.90	8d	3	0.61mi
500 W 56th St #116 New York, NY	2.0	1.0–2.0	680	$7,480	$10.99	8d	3	0.64mi
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	16d	2	0.65mi
435 W 31st St New York, NY	2.0	1.0–2.0	747	$9,527	$12.75	0d	34	0.66mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	22d	1	0.70mi
55 W 55th St Unit 9AA New York, NY	2.0	1.5	1000	$6,000	$6.00	20d	1	0.73mi
40 W 55th St Unit 5D New York, NY	2.0	2.5	1070	$6,500	$6.07	25d	1	0.73mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	19d	1	0.78mi
15 Hudson Yards Unit 26B New York, NY	1.0	1.0	847	$9,700	$11.45	25d	1	0.78mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	0d	2	0.78mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$28,750	$18.55	8d	10	0.79mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1578	$30,000	$19.01	2d	9	0.79mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$29,625	$19.11	8d	9	0.79mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	7d	2	0.79mi
303 Park Ave #2321 New York, NY	1.0	1.5	808	$14,500	$17.95	8d	1	0.85mi
303 Park Ave #2203 New York, NY	1.0	1.5	796	$13,500	$16.96	8d	1	0.85mi

HOA detail condo

• Monthly dues: $552 · $6,624/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $739,000 Active 115 DOM
2. 2026-06-17
   days on market $739,000 Active 114 DOM
3. 2026-06-15
   days on market $739,000 Active 112 DOM
4. 2026-06-13
   days on market $739,000 Active 110 DOM
5. 2026-06-10
   days on market $739,000 Active 106 DOM
6. 2026-06-08
   days on market $739,000 Active 105 DOM
7. 2026-06-08
   days on market $739,000 Active 104 DOM
8. 2026-06-04
   days on market $739,000 Active 101 DOM
9. 2026-06-03
   days on market $739,000 Active 100 DOM
10. 2026-06-01
    days on market $739,000 Active 98 DOM
11. 2026-05-31
    days on market $739,000 Active 97 DOM
12. 2026-02-24
    status Active
13. 2026-02-24
    price $739,000
14. 2026-02-23
    listed $7,399,000 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: $96,193
• − Mortgage interest: −$41,395
• − Property taxes: −$11,085
• − Insurance: −$3,695
• − Repairs & maintenance: −$7,695
• − Management: −$7,695
• − HOA: −$6,624
• − Depreciation: −$21,498
• Taxable loss: −$3,496
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $8,922/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 move-in-ready corner two-bedroom apartment in Hell's Kitchen offers excellent natural light, fresh hardwood floors, and updated bathrooms. The kitchen and bathroom updates will further enhance its resale and rental value.

Value-add opportunities

• Resale kitchen backsplash — enhances curb appeal and functionality
• Resale bathroom vanity — modernizes the space and adds value
• Both HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale kitchen backsplash — enhances curb appeal and functionality ↑
• Resale bathroom vanity — modernizes the space and adds value ↑
• Both HVAC system — improves comfort and energy efficiency ↑

ⓘ 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): 31,036
• Household income: $95,638
• Rent vs Own: 89.5% rent · 10.5% own
• Severe rent burden: 3765.0

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 0.68)
• Race & ethnicity: White 51% Hispanic / Latino 19% Asian 15% Two or more races 15% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 5% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 31% · Canada, China, South Korea
• Languages at home: 63% English-only · Spanish 15% Other Indo-European 6% Chinese 6%

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: ▼ -2.00%
• Current HPI: 250.4308
• Rent YoY: ▲ 4.29%
• 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

-90.0% since first listed

3 events — show timeline

• 2026-02-24 Relisted — RLS at REBNY
• 2026-02-24 Price Changed $739,000 RLS at REBNY
• 2026-02-23 Listed $7,399,000 RLS at REBNY