77 Bleecker St #105 · New York, NY 10012

$919,000

1 bd · 1.5 ba · 1,218 sqft · Condo · 51 Days on market

Built 1930 ↓ 15% since listing

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Cash flow +0.4/30.0
• DSCR +0.0/10.0

Listing remarks

Welcome to Bleecker Court, a premier full-service co-op perfectly positioned in the heart of NoHo. This expansive duplex one-bedroom with a bonus office space offers 1.5 baths and a warm, inviting layout that blends charm, character, and functionality. Upon entry, you’re greeted with double floor-to-ceiling closets outfitted with custom shelving—ideal for maximizing storage. The sun-filled living room features exposed brick, oversized windows, and dramatic floor-to-ceiling mirrors, amplifying both space and light. High ceilings and rich color flooring create a sophisticated and cozy ambiance. The well-appointed kitchen includes a dedicated dining area, clean modern finishes, and

Key facts

• Bonus office space
• Custom shelving
• Exposed brick

Tags

• DUPLEX ONE BEDROOM
• BONUS OFFICE SPACE
• CUSTOM SHELVING
• SUN FILLED LIVING ROOM
• EXPOSED BRICK
• OVERSIZED WINDOWS

Property features AI

Finance

• Other: Living area listed as 1218 (source: Other)
• HOA & community: Association: Century; Building amenities include elevator(s) and a park; Association fees cover sewer, snow removal, trash and water

Exterior

• Parking: No designated parking; No carport
• Utilities: Public sewer; Electricity available; Natural gas available; Water available
• Home design: Stock cooperative; Two levels; Entry level: 1; 14-story building
• Construction: Brick construction
• Exterior features: Brick exterior; Near public transit; Close to schools; Near shops

Interior

• Kitchen: Convection oven; Dishwasher; Tankless water heater
• Bedrooms: 4 rooms total (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Elevator; Pets allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $919k.

Deal economics

• At list price, monthly cash flow is $-4k ($-49k/yr) — negative.
• To cash-flow at today's rent, offer at most $740k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $648k (29.5% below list).
• Recommended offer: $648k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 1.0% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+8.0%/yr); 124 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $6,476/mo this rent would consume 57% of the median local household income ($137k/yr) (locally 1775% 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 $98k of equity ($6k loan paydown + $92k appreciation (10.0% 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 ~$158k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($891k) 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 44% of rent; built in 1930 — 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 $647,550 (29.5% 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 51 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 0.70% ✗
• Cap rate: 0.99%
• Cash-on-cash: -18.92%
• DSCR: 0.16
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 2.08×
• Total profit: $278,150
• Equity at exit: $827,908

10-year hold

• IRR: 14.4%
• Equity multiple: 5.32×
• Total profit: $1,110,743
• Equity at exit: $1,785,415

Cash invested: $257,320 (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 10012

• Home prices YoY: 4.3%
• Rents YoY: 8.0%
• Active inventory: 124
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $6,476 medium
• Mortgage (P&I): −$4,819
• Tax est. 1.5%: −$1,149 /mo · $13,785/yr
• Insurance: −$383
• HOA est. from 2 same-building comps: −$2,822
• Vacancy / Maint / Mgmt: −$1,360
• Net cashflow: $-4,057

Break-even live

Break-even rent $11,611

Max offer price $331,894

Occupancy floor —

Sensitivity live

Price	-10% $-3,422	-5% $-3,740	+0% $-4,057	+5% $-4,375	+10% $-4,692
Rent	-10% $-4,569	-5% $-4,313	+0% $-4,057	+5% $-3,802	+10% $-3,546
Rate	-1.0pp $-3,595	-0.5pp $-3,824	base $-4,057	+0.5pp $-4,295	+1.0pp $-4,538

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: $229,750
• Closing costs: $27,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
354 Bowery Unit 1035006P New York, NY	1.0–2.0	2.0	1296	$11,588	$8.94	0d	2	0.21mi
179 Sullivan St Unit 1257494P New York, NY	1.0	1.0	1248	$21,900	$17.55	26d	1	0.25mi
179 Sullivan St Unit 1255362P New York, NY	1.0–2.0	1.0	1221	$14,430	$11.82	3d	2	0.25mi
108 Wooster St Unit 3A New York, NY	1.0	2.0	1200	$9,999	$8.33	26d	1	0.28mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,052	$7.60	0d	1	0.29mi
131 MacDougal St Unit 1503012P New York, NY	1.0	1.0	1270	$16,761	$13.20	26d	1	0.34mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	6d	3	0.34mi
10 5th Ave Unit 1255906P New York, NY	2.0	1.0	990	$12,196	$12.32	7d	2	0.38mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	6d	2	0.39mi
28 E 10th St Unit 10B New York, NY	2.0	2.0	1375	$16,000	$11.64	6d	1	0.40mi
16 Spring St Unit GROUND New York, NY	—	1.0	850	$20,000	$23.53	26d	1	0.40mi
3 E 9th St Unit 1541442P New York, NY	1.0–2.0	1.0	1119	$11,796	$10.54	7d	2	0.40mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	5d	2	0.46mi
10 Sheridan Sq #949 New York, NY	2.0	2.0	1000	$12,050	$12.05	22d	1	0.54mi
166 2nd Ave Unit 9KK New York, NY	2.0	1.5	950	$8,100	$8.53	9d	1	0.55mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	12d	3	0.58mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	9d	2	0.69mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	9d	2	0.72mi
540 6th Ave Unit 6A New York, NY	1.0	1.0	793	$8,450	$10.66	9d	1	0.74mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	3d	2	0.74mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	26d	1	0.74mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	9d	2	0.76mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	5d	2	0.77mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	1d	2	0.79mi
302 W 11th St #990 New York, NY	2.0–3.0	1.0–2.0	1050	$8,360	$7.96	5d	2	0.81mi
69 Leonard St Unit 1255361P New York, NY	2.0	1.0	1248	$14,017	$11.23	24d	1	0.81mi
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	9d	13	0.83mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	9d	7	0.85mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$7,970	$9.38	3d	2	0.85mi
401 West St Unit 5B New York, NY	1.0	2.0	1211	$52,500	$43.35	24d	1	0.86mi
401 West St Unit 5A New York, NY	1.0	2.0	811	$39,500	$48.71	24d	1	0.86mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$8,935	$10.88	1d	3	0.94mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	5d	2	1.03mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	6d	14	1.03mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	1d	3	1.03mi
120 W 23rd St #693 New York, NY	2.0	2.0	900	$10,140	$11.27	22d	1	1.11mi
252 South St Unit 74B New York, NY	2.0	2.0	1034	$8,995	$8.70	19d	1	1.14mi
225 Cherry St Apt 76F New York, NY	2.0	2.0	1163	$9,995	$8.59	18d	1	1.17mi
252 South St Unit 16H New York, NY	2.0	2.0	1156	$8,650	$7.48	9d	1	1.17mi
400 Chambers St #587 New York, NY	2.0	1.0–1.5	675	$7,370	$10.91	9d	3	1.19mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $919,000 Active 51 DOM
2. 2026-06-18
   days on market $919,000 Active 48 DOM
3. 2026-06-17
   days on market $919,000 Active 47 DOM
4. 2026-06-16
   days on market $919,000 Active 46 DOM
5. 2026-06-15
   days on market $919,000 Active 45 DOM
6. 2026-06-13
   days on market $919,000 Active 43 DOM
7. 2026-06-10
   days on market $919,000 Active 39 DOM
8. 2026-06-08
   days on market $919,000 Active 38 DOM
9. 2026-06-08
   days on market $919,000 Active 37 DOM
10. 2026-06-04
    days on market $919,000 Active 34 DOM
11. 2026-06-03
    days on market $919,000 Active 33 DOM
12. 2026-06-01
    days on market $919,000 Active 31 DOM
13. 2026-05-31
    days on market $919,000 Active 30 DOM
14. 2026-05-01
    listed $919,000 Active
15. 2026-02-03
    historical
16. 2025-11-07
    listed $1,075,000 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 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: $77,706
• − Mortgage interest: −$51,478
• − Property taxes: −$13,785
• − Insurance: −$4,595
• − Repairs & maintenance: −$6,216
• − Management: −$6,216
• − HOA: −$33,864
• − Depreciation: −$26,735
• Taxable loss: −$65,184
• Est. tax savings @ 24.0%: +$15,644
• After-tax cash flow: $-33,044/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): 21,426
• Household income: $137,106
• Rent vs Own: 77.5% rent · 22.5% own
• Severe rent burden: 1775.0

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 (66%)
• Race & ethnicity: White 66% Asian 17% Hispanic / Latino 11% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 4% Scotch-Irish 3%
• Foreign-born: 28% · China, Canada, Jamaica
• Languages at home: 76% English-only · Spanish 7% Chinese 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: ▲ 11.13%
• Current HPI: 268.4394
• Rent YoY: ▲ 8.02%
• 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

-14.5% since first listed

3 events — show timeline

• 2026-05-01 Listed $919,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Listed $1,075,000 OneKey® MLS as Distributed by MLS Grid