200 W 56th St Unit 29309PH · New York, NY 10019

$13,780

1 bd · 2.0 ba · 782 sqft · SingleFamily · 254 Days on market

Built 1925 $319/mo HOA · 5% of rent

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks

OWN A FULLY DEEDED CONDOMINIUM TIMESHARE PENTHOUSE IN MANHATTAN . .. Enjoy nearby Carnegie Hall, Lincoln Center, Central Park, Broadway & Radio City Shows, Rockefeller Center and all the restaurants surrounding you. Many amenities including an attended lounge, 24 hour business center and 24 hour newly renovated gym, plus 24 hour concierge services and 2 spacious terraces with amazing views. You can also trade in the 1 week fully deeded PH CONDO for a top-tier stay at another fabulous location in the WORLD with automatic enrollment to travel beyond Manhattan. Call or text for details on how to easily purchase this spectacular rare Penthouse for sale!

Key facts

• New club lounge
• White glove service
• Concierge services

Tags

• CONCIERGE SERVICES
• PENTHOUSE ELEVATOR
• NEW CLUB LOUNGE
• WHITE GLOVE SERVICE

Property features AI

Finance

• Other: Building has approximately 290 total units
• HOA & community: Monthly association fee of $319; Pets allowed (case-by-case)

Exterior

• Parking: Includes a garage
• Security: Concierge service
• Home design: Condo/apartment in a 30-story building; Building name: The Manhattan Club; Entry level: 29; Zoning: C6-6
• Construction: Elevator-served building
• Exterior features: Private outdoor terrace (private outdoor space over 60 sqft); Four exposures: East, North, South, West; Has a view

Interior

• Bedrooms: Entry level is on the 29th floor (unit listed as PH level)
• Bathrooms: 2 full bathrooms
• Interior features: Total of 3 rooms; Basement: Other
• Laundry & utility: Building laundry facilities

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $5k ($60k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $14k).
• Recommended offer: $12k (12.0% below list) — sets the bar for market timing.
• Cap rate 440.3% 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 (+4.2%/yr); 543 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 $6,833/mo this rent would consume 64% of the median local household income ($129k/yr) (locally 3795% 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 $592 of equity ($95 loan paydown + $497 appreciation (3.6% 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 (3.6% appreciation + 4.2% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($12k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,126 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 49.58% ✓
• Cap rate: 440.28%
• Cash-on-cash: 1549.96%
• DSCR: 69.96
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $424,626
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Park Ave #2302	0.71mi	2/1.0 (+1)	810 (+4%)	16mo	$440,000	$543	39

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

Projected returns pro-forma

3.61% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 86.14×
• Total profit: $328,517
• Equity at exit: $6,673

10-year hold

• IRR: —
• Equity multiple: 192.21×
• Total profit: $737,751
• Equity at exit: $10,671

Cash invested: $3,858 (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 10019

• Home prices YoY: 1.5%
• Rents YoY: 4.2%
• Active inventory: 543
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $6,833 high
• Mortgage (P&I): −$72
• Tax est. 1.5%: −$17 /mo · $207/yr
• Insurance: −$6
• HOA: −$319
• Vacancy / Maint / Mgmt: −$1,435
• Net cashflow: $4,984

Break-even live

Break-even rent $524

Max offer price $13,780

Occupancy floor 22%

Sensitivity live

Price	-10% $4,993	-5% $4,988	+0% $4,984	+5% $4,979	+10% $4,974
Rent	-10% $4,444	-5% $4,714	+0% $4,984	+5% $5,254	+10% $5,523
Rate	-1.0pp $4,991	-0.5pp $4,987	base $4,984	+0.5pp $4,980	+1.0pp $4,976

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: $3,445
• Closing costs: $413
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	17d	2	0.08mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$8,040	$9.34	10d	2	0.15mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$9,250	$5.97	9d	9	0.16mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$7,500	$4.84	10d	10	0.16mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1685	$10,000	$5.93	0d	8	0.16mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	24d	1	0.21mi
55 W 55th St Unit 9AA New York, NY	2.0	1.5	1000	$6,000	$6.00	22d	1	0.27mi
40 W 55th St Unit 5D New York, NY	2.0	2.5	1070	$6,500	$6.07	26d	1	0.29mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$5,866	$7.48	10d	1	0.33mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	1d	2	0.33mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$6,470	$9.67	10d	3	0.34mi
1600 Broadway #697 New York, NY	1.0–2.0	1.0	900	$5,810	$6.46	26d	3	0.37mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	687	$6,270	$9.12	10d	3	0.39mi
754 9th Ave Unit 1017471P New York, NY	1.0	1.0	538	$7,284	$13.54	10d	1	0.39mi
500 W 56th St #116 New York, NY	2.0	1.0–2.0	680	$6,190	$9.10	10d	3	0.50mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	10d	1	0.51mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$6,270	$6.86	10d	3	0.60mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	10d	2	0.60mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	7d	2	0.63mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,220	$8.70	1d	2	0.64mi
303 Park Ave #2321 New York, NY	1.0	1.5	808	$14,500	$17.95	9d	1	0.68mi
303 Park Ave #2203 New York, NY	1.0	1.5	796	$13,500	$16.96	10d	1	0.68mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	4d	5	0.72mi
21 W End Ave New York, NY	2.0–3.0	2.0	750	$8,995	$11.99	26d	2	0.74mi
155 W 68th St Unit 18-10 New York, NY	—	1.0	545	$4,550	$8.35	26d	1	0.76mi
101 W End Ave #950 New York, NY	1.0–2.0	1.0–2.0	814	$6,690	$8.22	0d	2	0.80mi
400 W 61st St New York, NY	4.0	1.0–4.0	1567	$14,758	$9.42	0d	51	0.80mi
400 W 63rd St New York, NY	2.0	1.0–2.0	874	$7,310	$8.36	0d	13	0.81mi
622 11th Ave Unit 304 New York, NY	2.0	2.0	810	$7,275	$8.98	10d	1	0.82mi
622 11th Ave Unit 1402 New York, NY	2.0	1.0	715	$7,600	$10.63	10d	1	0.82mi
622 11th Ave Unit 201 New York, NY	2.0	2.0	810	$7,250	$8.95	10d	1	0.82mi
622 11th Ave Unit 1301 New York, NY	2.0	2.0	810	$7,525	$9.29	10d	1	0.82mi
622 11th Ave Unit 404 New York, NY	2.0	2.0	810	$7,300	$9.01	10d	1	0.82mi
622 11th Ave Unit 601 New York, NY	2.0	2.0	810	$7,350	$9.07	10d	1	0.82mi
622 11th Ave Unit 701 New York, NY	2.0	2.0	810	$7,400	$9.14	10d	1	0.82mi
622 11th Ave Unit 904 New York, NY	2.0	2.0	810	$7,475	$9.23	10d	1	0.82mi
135 E 47th St New York, NY	1.0	1.0	580	$6,350	$10.94	1d	1	0.83mi
30 Riverside Blvd Unit 1105 New York, NY	1.0	1.0	907	$7,336	$8.09	10d	1	0.83mi
450 W 42nd St #1693 New York, NY	2.0	1.0–2.0	690	$9,040	$13.10	1d	3	0.84mi
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1112	$7,995	$7.19	24d	4	0.84mi

HOA detail

• Monthly dues: $319 · $3,828/yr
• Likely covers: gymdoorman

Listing history 12 events

1. 2026-06-21
   days on market $13,780 Active 254 DOM
2. 2026-06-18
   days on market $13,780 Active 251 DOM
3. 2026-06-17
   days on market $13,780 Active 250 DOM
4. 2026-06-15
   days on market $13,780 Active 248 DOM
5. 2026-06-13
   days on market $13,780 Active 246 DOM
6. 2026-06-10
   days on market $13,780 Active 242 DOM
7. 2026-06-08
   days on market $13,780 Active 241 DOM
8. 2026-06-03
   days on market $13,780 Active 236 DOM
9. 2026-06-01
   days on market $13,780 Active 234 DOM
10. 2026-05-31
    days on market $13,780 Active 233 DOM
11. 2026-05-23
    price $13,780
12. 2025-10-10
    listed $13,800 Active

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

Taxation est. · year 1

• Rental income: $81,993
• − Mortgage interest: −$772
• − Property taxes: −$207
• − Insurance: −$69
• − Repairs & maintenance: −$6,559
• − Management: −$6,559
• − HOA: −$3,828
• − Depreciation: −$401
• Taxable income: $63,598
• Est. tax owed @ 24.0%: −$15,263
• After-tax cash flow: $44,540/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): 44,942
• Household income: $128,559
• Rent vs Own: 79.2% rent · 20.8% own
• Severe rent burden: 3795.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Asian 18% Hispanic / Latino 17% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 4%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 4%
• Foreign-born: 34% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 12% Other Indo-European 6% Chinese 5%

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: ▲ 3.61%
• Current HPI: 245.1226
• Rent YoY: ▲ 4.25%
• 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

-0.1% since first listed

2 events — show timeline

• 2026-05-23 Price Changed $13,780 RLS at REBNY
• 2025-10-10 Listed $13,800 RLS at REBNY