211 E 13th St Unit 6-D · New York, NY 10003

$1,100,000

1 bd · 1.0 ba · 536 sqft · Condo public records · 279 Days on market

Built 2013 $947/mo HOA · 13% of rent

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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 +9.7/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.2/10.0

Listing remarks

Residence 6D at 211 East 13th Street is a stylish Manhattan sanctuary in the heart of downtown, enhanced by sunny southern exposure and beautiful natural light throughout the day. This chic alcove studio / junior one-bedroom offers a thoughtfully balanced layout, high ceilings, and a distinct sleeping area while maintaining an open, airy feel. Sunlight pours into the home, highlighting its inviting proportions and creating a warm and bright atmosphere. Thoughtfully designed for both comfort and convenience, equipped with high end appliances - Subzero and Wolf, garbage disposal, along with convenience of in-unit washer dryer, and a spa-like bath with a deep soaking tub. The apartment’s

Key facts

• 9'2 ceilings
• Oversized windows
• $947 HOA

Tags

• LEED CERTIFIED CONDOMINIUM
• OVERSIZED WINDOWS
• WIDE PLANK OAK FLOORING
• 9'2 CEILINGS
• TOP OF THE LINE APPLIANCES
• SUB ZERO REFRIGERATOR

Property features AI

Finance

• HOA & community: Monthly association fee of $947; Pets allowed in the building

Exterior

• Home design: Condominium/co-op in an 8-story building; Unit entry level: 6; South-facing
• Exterior features: Building storage; Building roof deck

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Central air conditioning; South-facing exposure
• Laundry & utility: In-unit washer and dryer; Building allows washer/dryer installation

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $717k (34.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $753k (31.6% below list).
• Recommended offer: $717k (34.9% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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.
• 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 (+9.2%/yr); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $7,529/mo this rent would consume 59% 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 + $103k 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.
• By year 2, paydown + projected appreciation supports a ~$177k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($968k) 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.
• Current owner paid $908k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $716,537 (34.9% 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 279 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.68% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.46%
• DSCR: 0.62
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 2.46×
• Total profit: $450,116
• Equity at exit: $936,773

10-year hold

• IRR: 18.3%
• Equity multiple: 5.94×
• Total profit: $1,522,114
• Equity at exit: $1,965,167

Cash invested: $308,000 (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 10003

• Home prices YoY: 3.4%
• Rents YoY: 9.2%
• Active inventory: 365
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $7,529 high
• Mortgage (P&I): −$5,769
• Tax from tax record: −$945 /mo · $11,341/yr
• Insurance: −$458
• HOA: −$947
• Vacancy / Maint / Mgmt: −$1,581
• Net cashflow: $-2,171

Break-even live

Break-even rent $10,277

Max offer price $716,537

Occupancy floor —

Sensitivity live

Price	-10% $-1,548	-5% $-1,859	+0% $-2,171	+5% $-2,482	+10% $-2,793
Rent	-10% $-2,766	-5% $-2,468	+0% $-2,171	+5% $-1,873	+10% $-1,576
Rate	-1.0pp $-1,617	-0.5pp $-1,891	base $-2,171	+0.5pp $-2,456	+1.0pp $-2,746

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	1d	2	0.12mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	5d	2	0.14mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	26d	1	0.21mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	12d	3	0.22mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	9d	1	0.25mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	23d	1	0.32mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	23d	1	0.36mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	4d	1	0.41mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	5d	2	0.49mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,052	$7.60	0d	1	0.58mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	6d	3	0.64mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	3d	2	0.67mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	5d	2	0.68mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	23d	1	0.69mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	1d	2	0.71mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	9d	2	0.74mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	23d	1	0.75mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	26d	1	0.76mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	6d	14	0.80mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	8d	1	0.81mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,245	$7.06	0d	35	0.84mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	6d	2	0.85mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	1d	3	0.85mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	19	0.90mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	26d	1	0.92mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	9d	2	0.93mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	12d	3	0.93mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	3d	2	0.95mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	0d	13	0.96mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	26d	1	0.96mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	9d	2	0.98mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,640	$9.82	1d	3	0.98mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	9d	3	1.02mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	9d	13	1.02mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	9d	2	1.03mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$7,970	$9.38	3d	2	1.03mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	8d	1	1.04mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	9d	2	1.06mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	23d	1	1.09mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$5,532	$6.23	0d	49	1.10mi

HOA detail condo

• Monthly dues: $947 · $11,364/yr
• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $1,100,000 Active 279 DOM
2. 2026-06-18
   days on market $1,100,000 Active 276 DOM
3. 2026-06-17
   days on market $1,100,000 Active 275 DOM
4. 2026-06-15
   days on market $1,100,000 Active 273 DOM
5. 2026-06-13
   days on market $1,100,000 Active 271 DOM
6. 2026-06-10
   days on market $1,100,000 Active 267 DOM
7. 2026-06-08
   days on market $1,100,000 Active 266 DOM
8. 2026-06-03
   days on market $1,100,000 Active 261 DOM
9. 2026-06-01
   days on market $1,100,000 Active 259 DOM
10. 2026-05-31
    days on market $1,100,000 Active 258 DOM
11. 2026-05-09
    price $1,100,000
12. 2026-03-20
    status Active
13. 2026-03-20
    price $1,125,000
14. 2025-06-29
    listed $1,100,000 Active
15. 2014-08-11
    soldstatus $908,242

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $11,341 · $945/mo
• Projected year-2 tax: $14,966 · $1,247/mo
• Expected delta: +$3,624/yr (+$302/mo · 32.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $90,353
• − Mortgage interest: −$61,617
• − Property taxes: −$11,341
• − Insurance: −$5,500
• − Repairs & maintenance: −$7,228
• − Management: −$7,228
• − HOA: −$11,364
• − Depreciation: −$32,000
• Taxable loss: −$45,926
• Est. tax savings @ 24.0%: +$11,022
• After-tax cash flow: $-15,026/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): 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

+21.1% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $1,100,000 RLS at REBNY
• 2026-03-20 Relisted — RLS at REBNY
• 2026-03-20 Price Changed $1,125,000 RLS at REBNY
• 2025-06-29 Listed $1,100,000 RLS at REBNY
• 2014-08-11 Sold (Public Records) $908,242 Public Records

Property tax history

+7.5%/yr

Latest (2025): $11,341 · +17.8% YoY. Source: county tax records.