204 W 10th St #7 · New York, NY 10014

$450,000

1 bd · 1.0 ba · 450 sqft · SingleFamily · 14 Days on market

Built 1900 ↓ 18% since listing

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Why this score? — see what drove the B- 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 +24.2/30.0
• Appreciation +7.9/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to a charming one-bedroom residence on coveted West 10th Street in the heart of Greenwich Village. Located just one flight up, this inviting apartment blends classic prewar character with modern flexibility. Built in the early 1900s, 204 West 10th Street is an intimate cooperative with just 29 residences. The building permits parents purchasing, co-purchasing, pied-à-terre ownership, and subletting after two years of ownership (annual fee applies). Pets are welcome with board approval for owner-occupants. A washer/dryer may be installed in the apartment. Enjoy low monthly maintenance in one of downtown Manhattan’s most desirable neighborhoods. Just moments from Bleecker

Key facts

• Modern convenience
• Historic charm
• Pets are welcome

Tags

• ONE BEDROOM RESIDENCE
• LOW MONTHLY MAINTENANCE
• PETS ARE WELCOME
• WASHER DRYER MAY BE INSTALLED
• HISTORIC CHARM
• MODERN CONVENIENCE

🏢 Co-op / cooperative unit. The $450,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Cap rate 8.7% 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 (+7.1%/yr); 197 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• This rent runs 35% of the median local income ($176k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($3k loan paydown + $26k appreciation (5.8% 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 (5.8% appreciation + 7.1% rent growth), your $126k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: 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 $450,000

Questions for the listing agent

1. Built in 1900 — 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.79% appreciation · 7.13% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.61×
• Total profit: $203,380
• Equity at exit: $276,791

10-year hold

• IRR: 24.7%
• Equity multiple: 5.82×
• Total profit: $607,858
• Equity at exit: $496,766

Cash invested: $126,000 (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 10014

• Home prices YoY: 3.0%
• Rents YoY: 7.1%
• Active inventory: 197
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $5,072 medium
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,065
• Net cashflow: $897

Break-even live

Break-even rent $3,937

Max offer price $450,000

Occupancy floor 77%

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	7d	2	0.13mi

Listing history 10 events

1. 2026-02-06
   status Pending
2. 2026-01-23
   listed $450,000 Active
3. 2025-11-18
   price $450,000
4. 2025-11-06
   status Active
5. 2025-11-06
   price $495,000
6. 2025-06-06
   status Pending
7. 2025-06-05
   historical
8. 2025-04-07
   price $515,000
9. 2025-04-07
   price $515,000
10. 2025-02-12
    listed $549,000 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,870
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,870
• − Management: −$4,870
• − Depreciation: −$13,091
• Taxable income: $3,833
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $9,849/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): 29,230
• Household income: $176,395
• Rent vs Own: 69.6% rent · 30.4% own
• Severe rent burden: 2282.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 8% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Lithuanian 4%
• Foreign-born: 19% · Canada, China, Dominican Republic
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▲ 5.79%
• Current HPI: 200.1796
• Rent YoY: ▲ 7.13%
• 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

-18.0% since first listed

10 events — show timeline

• 2026-02-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-23 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $495,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-07 Price Changed $515,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-07 Price Changed $515,000 RLS at REBNY
• 2025-02-12 Listed $549,000 OneKey® MLS as Distributed by MLS Grid