425 E 78th St Unit 5D · New York, NY 10075

$515,000

1 bd · 1.0 ba · 600 sqft · Condo · 38 Days on market

Built 1910 ↓ 3% 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).

• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Cash flow +5.8/30.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0

Listing remarks

Welcome to Residence 5D at 425 East 78th Street. Located in a charming boutique elevator building on a picturesque, tree-lined Upper East Side block, this inviting home offers both style and comfort. The thoughtfully redesigned kitchen will inspire any cook. Featuring beautiful white quartz countertops with generous prep space, perfect for preparing a simple meal for a quiet evening at home or more elaborate fare for entertaining guests. Full size stainless steel appliances complete the sleek and elegant design. The open layout flows seamlessly into a sunken living room, an inviting space ideal for cozy evenings or gathering with friends. North-facing light fills the living area, and the wi

Key facts

• Tiered garden
• North facing light
• Sunken living room

Tags

• BOUTIQUE ELEVATOR BUILDING
• REDESIGNED KITCHEN
• WHITE QUARTZ COUNTERTOPS
• SUNKEN LIVING ROOM
• NORTH FACING LIGHT
• TIERED GARDEN

Property features AI

Finance

• Other: Flip tax applies
• Financial info: Financing accepted: Bank mortgage or cash; Unit is part of a sub-lease (tenant lease ends 2026-11-30)
• HOA & community: Monthly maintenance of $1,596.96; Management: J & C Lamb Management (212-779-6000, [email protected]); Pets allowed (cats and dogs; breed restrictions and limited weight allowed)

Exterior

• Parking: No parking
• Security: Intercom door; Resident superintendent
• Utilities: Gas; Heat; Water
• Home design: Residential attached building; Unit located on floor 5
• Construction: 34-unit building
• Exterior features: Attached building; Located on 5th floor

Interior

• Kitchen: Eat-in kitchen; Stove; Refrigerator; Dishwasher
• Bedrooms: One bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Gas heat; Wall A/C unit
• Interior features: Wall A/C unit; Elevator access; Intercom door
• Laundry & utility: Card-operated laundry in building

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $515k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $515k).
• Recommended offer: $500k (3.0% below list) — sets the bar for market timing.
• 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.
• Market conditions: Rents rising fast (+7.4%/yr); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 40% of the median local income ($156k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $26k of equity ($4k loan paydown + $23k appreciation (4.4% 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($500k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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 30% of rent; built in 1910 — 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 $499,550 (3.0% 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 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — 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: 1.01% ✓
• Cap rate: 3.91%
• Cash-on-cash: -8.52%
• DSCR: 0.62
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.44% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.43×
• Total profit: $62,258
• Equity at exit: $274,533

10-year hold

• IRR: 11.4%
• Equity multiple: 3.16×
• Total profit: $310,935
• Equity at exit: $460,075

Cash invested: $144,200 (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 10075

• Home prices YoY: 3.2%
• Rents YoY: 7.4%
• Active inventory: 196
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $5,207 high
• Mortgage (P&I): −$2,701
• Tax est. 1.5%: −$644 /mo · $7,725/yr
• Insurance: −$215
• HOA est. from 1 same-building comp: −$1,578
• Vacancy / Maint / Mgmt: −$1,094
• Net cashflow: $-1,023

Break-even live

Break-even rent $6,503

Max offer price $366,920

Occupancy floor —

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	19d	1	0.11mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	25d	1	0.12mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	22d	1	0.12mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	22d	1	0.17mi
315 E 78th St Unit 1021994P New York, NY	1.0	1.0	441	$5,037	$11.42	21d	1	0.17mi
315 E 78th St Unit 1021847P New York, NY	1.0	1.0	516	$4,880	$9.46	20d	1	0.17mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	25d	2	0.18mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	25d	1	0.20mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	25d	1	0.22mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	21d	1	0.27mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	22d	1	0.28mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	25d	2	0.29mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	5d	1	0.29mi
240e E 75th St Unit 1021876P New York, NY	—	1.0	441	$5,981	$13.56	8d	1	0.29mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	25d	1	0.30mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	2d	3	0.39mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	3d	2	0.44mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	25d	3	0.44mi
515 E 86th St Unit 1760 New York, NY	1.0	1.0	485	$5,420	$11.18	3d	1	0.45mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	20d	1	0.45mi
888 Main St New York, NY	1.0–3.0	1.0–2.0	963	$4,431	$4.60	6d	7	0.45mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	4d	2	0.48mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	25d	1	0.48mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	2d	2	0.50mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,890	$12.77	2d	2	0.50mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	4d	2	0.56mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	4d	2	0.61mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	21d	1	0.63mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	18d	1	0.65mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	6d	1	0.67mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,600	$8.09	2d	2	0.67mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	4d	3	0.70mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,740	$8.43	2d	2	0.72mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	2d	1	0.73mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	25d	1	0.75mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	25d	2	0.78mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	22d	1	0.78mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	4d	3	0.84mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	3d	1	0.89mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	8d	1	0.89mi

HOA detail condo

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

Listing history 7 events

1. 2026-05-14
   historical
2. 2026-05-14
   status Pending
3. 2026-04-06
   listed $515,000 Active
4. 2026-04-06
   listed $515,000 Active
5. 2023-10-08
   price $550,000
6. 2015-10-07
   soldstatus $530,000
7. 2015-02-05
   listed $530,000

ⓘ 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,487
• − Mortgage interest: −$28,848
• − Property taxes: −$7,725
• − Insurance: −$2,575
• − Repairs & maintenance: −$4,999
• − Management: −$4,999
• − HOA: −$18,936
• − Depreciation: −$14,982
• Taxable loss: −$20,577
• Est. tax savings @ 24.0%: +$4,938
• After-tax cash flow: $-7,342/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): 21,897
• Household income: $155,902
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1241.0

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 (79%)
• Race & ethnicity: White 79% Asian 10% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 75% English-only · French/Haitian/Cajun 5% Spanish 4% Other Asian/Pacific 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: ▲ 4.44%
• Current HPI: 144.6816
• Rent YoY: ▲ 7.38%
• 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

-2.8% since first listed

7 events — show timeline

• 2026-05-14 Delisted — RLS at REBNY
• 2026-05-14 Pending — BNYMLS
• 2026-04-06 Listed $515,000 BNYMLS
• 2026-04-06 Listed $515,000 RLS at REBNY
• 2023-10-08 Price Changed $550,000 RLS at REBNY
• 2015-10-07 Sold (MLS) $530,000 RLS at REBNY
• 2015-02-05 Listed $530,000 RLS at REBNY