54 E 8th St · New York, NY 10003

$1,095,000

None bd · 1.0 ba · — sqft · MultiFamily · 11 Days on market

Built 1952 Good condition

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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 +9.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Beautiful Studio in the Heart of NoHo / Greenwich Village Welcome to 54 East 8th Street, perfectly positioned at the corner of Mercer and 8th. This sun-filled studio faces east, with charming views over tree-lined Mercer Street, a picturesque courtyard fountain, and the neighborhood & acirc; & euro; & trade; s iconic architecture. The location is truly unmatched. This pristine, move-in-ready home features a newly renovated kitchen with dishwasher and microwave, a modern, impeccably redone bathroom, a generous living area with a custom Murphy bed, and exceptional closet space & acirc; & euro; & rdquo; plus private storage available for rent. The building is pet-frien

Key facts

• Custom murphy bed
• Co op star rebate
• Built 1952

Tags

• NEWLY RENOVATED KITCHEN
• CUSTOM MURPHY BED
• EXCEPTIONAL CLOSET SPACE
• PRIVATE STORAGE AVAILABLE
• CO OP STAR REBATE

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath multifamily listed at $1.09M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $8k ($93k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.09M).
• Cap rate 14.8% 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 (+9.2%/yr); 361 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $19,402/mo this rent would consume 151% of the median local household income ($154k/yr) (locally 3480% 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 $110k of equity ($8k loan paydown + $102k appreciation (9.3% 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 (9.3% appreciation + 8.0% rent growth), your $307k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$176k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $1,095,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.77% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.37%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 W 15th St #1419	0.41mi	—/—	—	15mo	$965,000	—	56
6 Charles St Unit BB	0.46mi	7/—	2,402	18mo	$615,000	$256	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.32% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 4.73×
• Total profit: $1,142,739
• Equity at exit: $932,515

10-year hold

• IRR: 45.9%
• Equity multiple: 11.50×
• Total profit: $3,219,589
• Equity at exit: $1,956,234

Cash invested: $306,600 (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 10003

• Home prices YoY: 3.4%
• Rents YoY: 9.2%
• Active inventory: 361
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $19,402 high
• Mortgage (P&I): −$5,742
• Tax est. 1.5%: −$1,369 /mo · $16,425/yr
• Insurance: −$456
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,074
• Net cashflow: $7,760

Break-even live

Break-even rent $9,579

Max offer price $1,095,000

Occupancy floor 55%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$19,402
Total (2 units)			$19,402

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: $273,750
• Closing costs: $32,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 E 8th St New York, NY	2.0	2.0	—	$11,000	—	24d	1	0.06mi
28 E 10th St Unit 10B New York, NY	2.0	2.0	1375	$16,000	$11.64	5d	1	0.10mi
11 5th Ave Unit 20-X New York, NY	2.0	1.0	—	$7,900	—	7d	1	0.12mi
3 E 9th St Unit 1541442P New York, NY	1.0–2.0	1.0	1119	$15,690	$14.02	5d	2	0.14mi
10 5th Ave Unit 1255906P New York, NY	2.0	1.0	990	$18,150	$18.33	5d	2	0.17mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	7d	1	0.19mi
15 E 11th St New York, NY	3.0	1.0	—	$8,108	—	7d	1	0.20mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$16,510	$28.71	2d	2	0.28mi
125 E 12th St Unit 1C New York, NY	3.0	2.5	2059	$20,000	$9.71	5d	1	0.30mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$13,688	$10.56	3d	2	0.30mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$13,210	$17.05	10d	3	0.30mi
1 Union Sq S New York, NY	1.0–2.0	1.5–2.0	—	$14,320	—	24d	3	0.30mi
354 Bowery Unit 1035017P New York, NY	1.0	1.0	1194	$18,390	$15.40	6d	1	0.31mi
145 4th Ave Unit 9F New York, NY	2.0	2.0	—	$9,900	—	24d	1	0.31mi
145 4th Ave New York, NY	2.0	2.0	—	$9,700	—	20d	2	0.32mi
145 4th Ave New York, NY	2.0	2.0	—	$9,075	—	7d	3	0.32mi
131 MacDougal St Unit 1503012P New York, NY	1.0	1.0	1270	$16,761	$13.20	24d	1	0.32mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	22d	1	0.34mi
71 W 10th St New York, NY	3.0	2.0	—	$12,500	—	24d	1	0.35mi
202 E 13th St New York, NY	3.0	2.0	—	$8,995	—	19d	1	0.36mi
202 E 13th St New York, NY	3.0	2.0	—	$8,995	—	22d	1	0.36mi
202 E 13th St New York, NY	3.0	2.0	—	$8,995	—	24d	1	0.36mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	22d	1	0.37mi
179 Sullivan St Unit 1255362P New York, NY	1.0–2.0	1.0	1221	$21,900	$17.94	2d	2	0.40mi
179 Sullivan St Unit 1257494P New York, NY	1.0	1.0	1248	$21,900	$17.55	24d	1	0.40mi
166 2nd Ave Unit 9KK New York, NY	2.0	1.5	950	$8,100	$8.53	7d	1	0.41mi
181 W 4th St Unit 1316448P New York, NY	1.0	1.0	—	$20,003	—	24d	1	0.42mi
207 2nd Ave New York, NY	3.0	1.0	—	$8,250	—	7d	2	0.43mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	24d	1	0.43mi
212 E 10th St Unit 5A New York, NY	3.0	2.0	—	$11,500	—	7d	1	0.43mi
251 E 13th St New York, NY	3.0	2.0	—	$10,795	—	24d	1	0.44mi
251 E 13th St New York, NY	3.0	2.0	—	$10,795	—	7d	1	0.44mi
138 E 16th St New York, NY	3.0	1.0	—	$8,595	—	7d	1	0.44mi
51 E Houston St New York, NY	3.0	2.0	—	$10,500	—	24d	1	0.45mi
237 Bleecker St New York, NY	2.0	3.0	—	$8,800	—	24d	1	0.45mi
10 Sheridan Sq #949 New York, NY	2.0	2.0	1000	$12,050	$12.05	20d	1	0.46mi
310 E 12th St Unit 5J New York, NY	3.0	2.0	—	$8,700	—	24d	1	0.46mi
37 Cornelia St New York, NY	3.0	2.0	—	$12,495	—	24d	1	0.46mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$11,225	$10.59	1d	1	0.47mi
540 6th Ave Unit 6A New York, NY	1.0	1.0	793	$8,450	$10.66	7d	1	0.48mi

Listing history 7 events

1. 2026-06-18
   days on market $1,095,000 Active 11 DOM
2. 2026-06-17
   days on market $1,095,000 Active 10 DOM
3. 2026-06-15
   days on market $1,095,000 Active 8 DOM
4. 2026-06-13
   days on market $1,095,000 Active 6 DOM
5. 2026-06-10
   days on market $1,095,000 Active 2 DOM
6. 2026-06-08
   remarks 675-char remark
7. 2026-06-08
   listed $1,095,000 Active 1 DOM

ⓘ 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 7/10 Severe 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $232,824
• − Mortgage interest: −$61,337
• − Property taxes: −$16,425
• − Insurance: −$5,475
• − Repairs & maintenance: −$18,626
• − Management: −$18,626
• − Depreciation: −$31,855
• Taxable income: $80,481
• Est. tax owed @ 24.0%: −$19,315
• After-tax cash flow: $73,808/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 · 2 photos

Good 75/100 Cosmetic rehab

This move-in-ready studio in the heart of NoHo/Greenwich Village is in good condition with a well-maintained exterior and interior. It offers a prime location and modern updates, making it an attractive investment.

Value-add opportunities

• Both Landscaping — A well-maintained courtyard and landscaping can enhance both the resale and rental value of the property.
• Both Interior updates — A fresh coat of paint and minor updates to the interior can significantly enhance the home's appeal and value.
• Both Exterior updates — A fresh coat of paint and minor updates to the exterior can significantly enhance the home's appeal and value.
• Both Kitchen and bathroom updates — A fresh coat of paint and minor updates to the kitchen and bathroom can significantly enhance the home's appeal and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — A well-maintained courtyard and landscaping can enhance both the resale and rental value of the property. ↑
• Both Interior updates — A fresh coat of paint and minor updates to the interior can significantly enhance the home's appeal and value. ↑
• Both Exterior updates — A fresh coat of paint and minor updates to the exterior can significantly enhance the home's appeal and value. ↑
• Both Kitchen and bathroom updates — A fresh coat of paint and minor updates to the kitchen and bathroom can significantly enhance the home's appeal and 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): 53,560
• Household income: $154,262
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3480.0

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 18% Hispanic / Latino 10% Two or more races 8% Black 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Scotch-Irish 5% Romanian 5% Lithuanian 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 5% Chinese 4% 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: ▲ 9.32%
• Current HPI: 284.9232
• Rent YoY: ▲ 9.24%
• 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

1 event — show timeline

• 2026-06-08 Listed $1,095,000 FSBO.com