370 E 76th St Unit A506 · New York, NY 10021

$675,000

1 bd · 1.5 ba · 902 sqft · Condo · 33 Days on market

Built 1986 Good condition

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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 +7.9/10.0
• 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
• Cash flow +3.7/30.0
• 1% rule +3.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Residence A506 at Newport East offers the perfect blend of space, comfort, and classic Upper East Side living. This beautifully appointed home features a gracious layout with large windows that fill the apartment with natural light, generous proportions in the bedroom (so much so it could converted in a two bedrooms) and great eat-in kitchen. The welcoming living and dining area flows seamlessly into the kitchen, while the serene bedroom provides a quiet retreat from city life. Located in the highly regarded Newport East, residents enjoy white-glove service including a 24-hour doorman and concierge, live-in resident manager, rooftop pool and sundeck, garage, bike room and storage for rent. Perfectly positioned moments from the Q and 6 trains, fine dining, shopping, and the best of the Upper East Side lifestyle. The maintenance of $1,777 in the listing includes the two assessments : $171.42 (Capital Assessment) + $76.13 (Assessment) + $1,529.60 (Maintenance) $1,777.15. There is a 2% flip tax to be paid at closing.

Key facts

• Large windows
• Great eat-in kitchen
• 24-hour doorman

Tags

• LARGE WINDOWS
• GREAT EAT-IN KITCHEN
• SERENE BEDROOM
• 24-HOUR DOORMAN
• ROOFTOP POOL
• SUNDECK

Property features AI

Exterior

• Parking: No carport; Other parking features (unspecified)
• Utilities: Sewer: Other (unspecified); Utilities: See remarks
• Home design: Stock cooperative
• Construction: Construction details unspecified
• Exterior features: Other construction materials (unspecified); Other foundation details (unspecified); Not waterfront

Interior

• Kitchen: Other appliances (unspecified)
• Bedrooms: 5th floor entry level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Other heating (unspecified)
• Interior features: Other interior features (unspecified); Pets allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $675k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $653k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $571k (15.4% below list).
• Recommended offer: $571k (15.4% 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.
• 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 (+9.1%/yr); 426 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 43% of the median local income ($159k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $43k of equity ($5k loan paydown + $39k appreciation (5.7% 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($655k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: HOA is 32% of rent.
• 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 $571,369 (15.4% 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 33 days. Have you received any prior offers? Is the seller open to a 15% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.85% ✗
• Cap rate: 2.78%
• Cash-on-cash: -12.55%
• DSCR: 0.44
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.71% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.47×
• Total profit: $88,924
• Equity at exit: $412,147

10-year hold

• IRR: 11.0%
• Equity multiple: 3.33×
• Total profit: $440,690
• Equity at exit: $737,111

Cash invested: $189,000 (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 10021

• Home prices YoY: 3.7%
• Rents YoY: 9.1%
• Active inventory: 426
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $5,714 high
• Mortgage (P&I): −$3,540
• Tax est. 1.5%: −$844 /mo · $10,125/yr
• Insurance: −$281
• HOA est. from 1 same-building comp: −$1,826
• Vacancy / Maint / Mgmt: −$1,200
• Net cashflow: $-1,977

Break-even live

Break-even rent $8,216

Max offer price $388,931

Occupancy floor —

Sensitivity live

Price	-10% $-1,510	-5% $-1,744	+0% $-1,977	+5% $-2,210	+10% $-2,443
Rent	-10% $-2,428	-5% $-2,203	+0% $-1,977	+5% $-1,751	+10% $-1,526
Rate	-1.0pp $-1,637	-0.5pp $-1,805	base $-1,977	+0.5pp $-2,152	+1.0pp $-2,330

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E 76th St New York, NY	1.0–2.0	1.0–2.0	1001	$4,895	$4.89	5d	2	0.05mi
404 E 76th St Unit 19C New York, NY	2.0	2.0	1100	$7,500	$6.82	26d	1	0.07mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	26d	1	0.07mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	26d	2	0.15mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	23d	1	0.16mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	26d	1	0.16mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	22d	1	0.17mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	23d	1	0.17mi
501 E 74th St #1572 New York, NY	2.0	2.0	1000	$10,210	$10.21	22d	1	0.18mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	26d	1	0.23mi
435 E 79th St New York, NY	1.0–3.0	1.0–2.0	943	$5,500	$5.83	9d	3	0.25mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	26d	1	0.26mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	20d	1	0.27mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	4d	2	0.30mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	26d	3	0.30mi
300 E 69th St Unit 1294661P New York, NY	2.0	1.0	839	$6,870	$8.19	21d	1	0.33mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	3d	2	0.33mi
411 E 68th St Unit 1021976P New York, NY	2.0	1.0	893	$6,792	$7.61	23d	1	0.34mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	3d	3	0.41mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	23d	1	0.44mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	26d	2	0.45mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	5d	2	0.48mi
360 E 65th St #1283 New York, NY	1.0–3.0	1.0–2.0	1059	$4,840	$4.57	5d	3	0.51mi
900 Park Ave New York, NY	1.0–2.0	1.5–2.5	1200	$8,000	$6.67	25d	2	0.52mi
304 E 65th St Unit 11C New York, NY	1.0	1.0	770	$5,450	$7.08	17d	1	0.53mi
125 E 83rd St Unit 1312101P New York, NY	1.0	1.0	839	$7,470	$8.90	8d	1	0.56mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	3d	1	0.56mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	5d	2	0.57mi
435 E 86th St Unit 2001 New York, NY	1.0	1.0	800	$5,480	$6.85	26d	1	0.58mi
305 E 86th St New York, NY	1.0–3.0	1.0–2.0	820	$3,270	$3.99	26d	10	0.59mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	1d	3	0.59mi
7 E 75th St New York, NY	1.0–3.0	1.0–2.0	790	$5,995	$7.59	26d	2	0.59mi
888 Main St New York, NY	3.0	1.0–2.0	908	$4,928	$5.43	1d	8	0.59mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	26d	1	0.59mi
301 E 63rd St New York, NY	2.0	1.0	975	$6,650	$6.82	6d	1	0.61mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	21d	1	0.61mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	26d	2	0.62mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,460	$8.07	1d	2	0.62mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	1d	2	0.63mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	23d	1	0.65mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pooldoorman
• ⚠ Special-assessment mentions:

  …of the Upper East Side lifestyle. The maintenance of $1,777 in the listing includes the two assessments : $171.42 (Capital Assessment) + $76.13 (Assessment) + $1,529.60 (Maintenance) $1,777.15. There is a 2% flip tax to be paid at closing.

Listing history 16 events

1. 2026-06-21
   days on market $675,000 Active 33 DOM
2. 2026-06-18
   days on market $675,000 Active 30 DOM
3. 2026-06-17
   days on market $675,000 Active 29 DOM
4. 2026-06-16
   days on market $675,000 Active 28 DOM
5. 2026-06-15
   days on market $675,000 Active 27 DOM
6. 2026-06-13
   days on market $675,000 Active 25 DOM
7. 2026-06-10
   days on market $675,000 Active 21 DOM
8. 2026-06-08
   days on market $675,000 Active 20 DOM
9. 2026-06-08
   days on market $675,000 Active 19 DOM
10. 2026-06-04
    days on market $675,000 Active 16 DOM
11. 2026-06-03
    days on market $675,000 Active 15 DOM
12. 2026-06-02
    days on market $675,000 Active 14 DOM
13. 2026-06-01
    days on market $675,000 Active 13 DOM
14. 2026-05-31
    days on market $675,000 Active 12 DOM
15. 2026-05-19
    listed $675,000 Active

    Show marketing remark (1032 chars)

    Residence A506 at Newport East offers the perfect blend of space, comfort, and classic Upper East Side living. This beautifully appointed home features a gracious layout with large windows that fill the apartment with natural light, generous proportions in the bedroom (so much so it could converted in a two bedrooms) and great eat-in kitchen. The welcoming living and dining area flows seamlessly into the kitchen, while the serene bedroom provides a quiet retreat from city life. Located in the highly regarded Newport East, residents enjoy white-glove service including a 24-hour doorman and concierge, live-in resident manager, rooftop pool and sundeck, garage, bike room and storage for rent. Perfectly positioned moments from the Q and 6 trains, fine dining, shopping, and the best of the Upper East Side lifestyle. The maintenance of $1,777 in the listing includes the two assessments : $171.42 (Capital Assessment) + $76.13 (Assessment) + $1,529.60 (Maintenance) $1,777.15. There is a 2% flip tax to be paid at closing.

16. 2026-05-19
    listed $675,000 Active 1032-char remark

    Show marketing remark (1032 chars)

    Residence A506 at Newport East offers the perfect blend of space, comfort, and classic Upper East Side living. This beautifully appointed home features a gracious layout with large windows that fill the apartment with natural light, generous proportions in the bedroom (so much so it could converted in a two bedrooms) and great eat-in kitchen. The welcoming living and dining area flows seamlessly into the kitchen, while the serene bedroom provides a quiet retreat from city life. Located in the highly regarded Newport East, residents enjoy white-glove service including a 24-hour doorman and concierge, live-in resident manager, rooftop pool and sundeck, garage, bike room and storage for rent. Perfectly positioned moments from the Q and 6 trains, fine dining, shopping, and the best of the Upper East Side lifestyle. The maintenance of $1,777 in the listing includes the two assessments : $171.42 (Capital Assessment) + $76.13 (Assessment) + $1,529.60 (Maintenance) $1,777.15. There is a 2% flip tax to be paid at closing.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $68,564
• − Mortgage interest: −$37,810
• − Property taxes: −$10,125
• − Insurance: −$3,375
• − Repairs & maintenance: −$5,485
• − Management: −$5,485
• − HOA: −$21,912
• − Depreciation: −$19,636
• Taxable loss: −$35,265
• Est. tax savings @ 24.0%: +$8,464
• After-tax cash flow: $-15,260/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 · 5 photos

Good 75/100 Cosmetic rehab

This well-maintained, modern apartment in a desirable location offers a good starting point for potential buyers or renters. Minor updates could significantly enhance its value.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace carpet — New carpet would improve comfort and appearance.
• Both Replace blinds — New blinds would improve light control and aesthetics.
• Both Replace light fixtures — Modern light fixtures would enhance the home's appeal and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet — New carpet would improve comfort and appearance. ↑
• Both Replace blinds — New blinds would improve light control and aesthetics. ↑
• Both Replace light fixtures — Modern light fixtures would enhance the home's appeal and functionality. ↑

ⓘ 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): 39,868
• Household income: $158,677
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 2276.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 10% Hispanic / Latino 7% Two or more races 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Lithuanian 5%
• Foreign-born: 19% · Canada, China, Dominican Republic
• Languages at home: 74% English-only · Spanish 6% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▲ 5.71%
• Current HPI: 158.8838
• Rent YoY: ▲ 9.10%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $675,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Listed $675,000 RLS at REBNY