305 W 16th St Unit 4D · New York, NY 10011

$1,200,000

1 bd · 1.0 ba · 777 sqft · Condo · 67 Days on market

Built 2008

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Why this score? — see what drove the F 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 +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Cash flow +0.5/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Unit 4D at 305 W 16th is a study in functional living, every surface, every fixture, every detail chosen with precision. This one-bedroom residence in the beating heart of Chelsea doesn't just look beautiful; it works! Carbonized bamboo floors run the length of the apartment, warm underfoot and effortlessly sophisticated. Double-pane, triple-locked windows keep the city exactly where it belongs, outside, flooding the interiors with light while preserving a rare urban quiet. Automated blackout shades, solid pocket doors, and custom millwork throughout mean the apartment bends to you, not the other way around. The kitchen is the kind of space that makes you want to cook. Caesarstone counters, Italian stone floors, and custom Cerused Wenge cabinetry from Italy set the stage, while the Bosch cooktop and microwave and Fisher & Paykel refrigerator handle the performance. Form and function, without compromise. The bathroom is a quiet luxury, Grohe fixtures, Emperador marble tile, and a custom Italian-made vanity that makes the morning routine feel like a ritual. The building matches the apartment's standard: full-time staff, 24-hour doorman, a well-equipped fitness room, and a landscaped rooftop deck with unobstructed views of the Empire State Building. It's the kind of amenity package that photographs well and lives even better. Positioned at the convergence of Chelsea, the West Village, and the Meatpacking District, 4D puts you within easy reach of the city's finest dining, galleries, and boutiques, without sacrificing a moment of peace when you close the door behind you. Condo rules apply. Pied- & agrave; -terre and pet-friendly. An address that delivers on every promise the neighborhood makes!

Key facts

• Built 2008
• Listed 67 days

Property features AI

Exterior

• Parking: No carport; Other parking features
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Stock cooperative
• Construction: Other construction materials; Other foundation details
• Exterior features: Other construction materials; Other foundation details; Not waterfront

Interior

• Kitchen: Other appliances
• Bedrooms: Entry level: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Other heating
• Interior features: Other interior features; Pets allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $-5k ($-63k/yr) — negative.
• To cash-flow at today's rent, offer at most $913k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $799k (33.4% below list).
• Recommended offer: $799k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 1.1% 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.
• Market conditions: Rents rising fast (+7.1%/yr); 461 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 $7,989/mo this rent would consume 66% of the median local household income ($146k/yr) (locally 3446% 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 $72k of equity ($8k loan paydown + $64k appreciation (5.3% 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 ~$116k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 41% of rent.
• 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 $798,864 (33.4% 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 67 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 1.05%
• Cash-on-cash: -18.71%
• DSCR: 0.17
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.34% appreciation · 7.06% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $2,720
• Equity at exit: $705,256

10-year hold

• IRR: 5.3%
• Equity multiple: 2.10×
• Total profit: $368,800
• Equity at exit: $1,238,567

Cash invested: $336,000 (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 10011

• Home prices YoY: 2.6%
• Rents YoY: 7.1%
• Active inventory: 461
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $7,989 high
• Mortgage (P&I): −$6,293
• Tax est. 1.5%: −$1,500 /mo · $18,000/yr
• Insurance: −$500
• HOA est. from 2 same-building comps: −$3,257
• Vacancy / Maint / Mgmt: −$1,678
• Net cashflow: $-5,239

Break-even live

Break-even rent $14,620

Max offer price $441,922

Occupancy floor —

Sensitivity live

Price	-10% $-4,410	-5% $-4,824	+0% $-5,239	+5% $-5,654	+10% $-6,068
Rent	-10% $-5,870	-5% $-5,554	+0% $-5,239	+5% $-4,923	+10% $-4,608
Rate	-1.0pp $-4,635	-0.5pp $-4,934	base $-5,239	+0.5pp $-5,550	+1.0pp $-5,866

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,505	$12.01	2d	3	0.27mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$9,200	$10.90	2d	2	0.34mi
500 W 18th St Unit EAST_16C New York, NY	1.0	1.5	921	$14,500	$15.74	1d	1	0.34mi
500 W 18th St Unit 10D New York, NY	1.0	1.0	957	$10,750	$11.23	10d	1	0.34mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	8d	2	0.34mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	4d	2	0.37mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	5d	14	0.37mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	2d	2	0.38mi
282 11th Ave New York, NY	2.0	1.0–2.0	960	$7,858	$8.18	1d	1	0.39mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	1d	12	0.41mi
540 6th Ave Unit 6A New York, NY	1.0	1.0	793	$8,450	$10.66	8d	1	0.42mi
120 W 23rd St #693 New York, NY	2.0	2.0	900	$10,140	$11.27	21d	1	0.44mi
535 W 23rd St #1584 New York, NY	2.0	1.0–2.0	625	$8,330	$13.33	4d	3	0.47mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	25d	1	0.48mi
302 W 11th St #990 New York, NY	2.0–3.0	1.0–2.0	1050	$8,360	$7.96	4d	2	0.49mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	8d	2	0.56mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	6d	2	0.56mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	19d	1	0.57mi
776 6th Ave New York, NY	2.0	1.0–2.0	756	$7,743	$10.24	1d	18	0.58mi
10 Sheridan Sq #949 New York, NY	2.0	2.0	1000	$12,050	$12.05	21d	1	0.60mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	8d	1	0.64mi
117 W 28th St #1467 New York, NY	1.0	2.0	1000	$8,760	$8.76	25d	1	0.65mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,680	$9.89	2d	3	0.65mi
525 W 28th St New York, NY	2.0	1.0–2.0	1116	$6,612	$5.92	8d	1	0.67mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	25d	1	0.67mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	8d	2	0.68mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	11d	3	0.70mi
401 West St Unit 5A New York, NY	1.0	2.0	811	$39,500	$48.71	22d	1	0.71mi
10 5th Ave Unit 1255906P New York, NY	2.0	1.0	990	$12,196	$12.32	5d	2	0.71mi
435 W 31st St New York, NY	1.0	1.0	633	$13,963	$22.04	6d	27	0.72mi
3 E 9th St Unit 1541442P New York, NY	1.0–2.0	1.0	1119	$11,796	$10.54	5d	2	0.73mi
241 5th Ave Unit 11A New York, NY	2.0	2.0	991	$8,995	$9.08	25d	1	0.79mi
15 Hudson Yards Unit 26B New York, NY	1.0	1.0	847	$9,700	$11.45	25d	1	0.81mi
360 W 34th St New York, NY	2.0	1.0–1.5	632	$6,100	$9.65	8d	3	0.82mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	11d	3	0.83mi
10 E 29th St New York, NY	1.0–3.0	1.0–3.0	1323	$6,283	$4.75	1d	4	0.85mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	5d	2	0.88mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	8d	13	0.93mi
121 Madison Ave New York, NY	2.0–4.0	1.0–2.0	1012	$7,295	$7.20	8d	3	0.95mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	4d	2	0.99mi

HOA detail condo

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

Listing history 11 events

1. 2026-06-08
   days on market $1,200,000 Active 67 DOM
2. 2026-06-08
   days on market $1,200,000 Active 66 DOM
3. 2026-06-04
   days on market $1,200,000 Active 63 DOM
4. 2026-06-03
   days on market $1,200,000 Active 62 DOM
5. 2026-06-01
   days on market $1,200,000 Active 60 DOM
6. 2026-05-31
   days on market $1,200,000 Active 59 DOM
7. 2026-04-02
   listed $1,200,000 Active 1735-char remark

   Show marketing remark (1735 chars)

   Unit 4D at 305 W 16th is a study in functional living, every surface, every fixture, every detail chosen with precision. This one-bedroom residence in the beating heart of Chelsea doesn't just look beautiful; it works! Carbonized bamboo floors run the length of the apartment, warm underfoot and effortlessly sophisticated. Double-pane, triple-locked windows keep the city exactly where it belongs, outside, flooding the interiors with light while preserving a rare urban quiet. Automated blackout shades, solid pocket doors, and custom millwork throughout mean the apartment bends to you, not the other way around. The kitchen is the kind of space that makes you want to cook. Caesarstone counters, Italian stone floors, and custom Cerused Wenge cabinetry from Italy set the stage, while the Bosch cooktop and microwave and Fisher & Paykel refrigerator handle the performance. Form and function, without compromise. The bathroom is a quiet luxury, Grohe fixtures, Emperador marble tile, and a custom Italian-made vanity that makes the morning routine feel like a ritual. The building matches the apartment's standard: full-time staff, 24-hour doorman, a well-equipped fitness room, and a landscaped rooftop deck with unobstructed views of the Empire State Building. It's the kind of amenity package that photographs well and lives even better. Positioned at the convergence of Chelsea, the West Village, and the Meatpacking District, 4D puts you within easy reach of the city's finest dining, galleries, and boutiques, without sacrificing a moment of peace when you close the door behind you. Condo rules apply. Pied- & agrave; -terre and pet-friendly. An address that delivers on every promise the neighborhood makes!

8. 2026-03-05
   listed $1,200,000 Active
9. 2025-05-13
   historical $6,500
10. 2025-04-24
    listed $6,500
11. 2011-06-24
    listed $925,000 1440-char remark

    Show marketing remark (1440 chars)

    * * By Appointment only on weekends * * Located at the corner of 8th Avenue and 16th Street, 305W16 is situated where three of New York Citys most celebrated neighborhoods Chelsea, the Meatpacking District and the West Village converge. The seven-story, 53-unit new construction residential development offers an eclectic mix of studio, one-, two- and three-bedroom residences. In addition to a full professional staff including a 24-hour doorman 305W16 provides residents with a fitness room and pilates station, a Zen viewing garden and a beautifully planted common roof deck that features a 34-foot daisy sculpture installation of Perhaps by renowned artist Rob Bucholz and incredible views of the Empire State Building. Individual apartments have carbonized bamboo flooring and a washer/dryer in each unit. They also feature kitchens with Caesar Stone countertops, a range, cooktop and microwave by Bosch, a Fisher & Paykel refrigerator and custom Italian-made Cerused Wenge Cabinetry; and bathrooms with a custom Italian-made Master Vanity, Grohe fixtures and Roca tile. Come see 305W16 today and experience the feel of living at the nexus of culture and creativity. The complete offering terms are detailed in the Offering Plan, available from the Sponsor. File No. C10-0002. 16th and 8th LLC, 609 Greenwich Street, NY, NY 10014. * These photos are representative of units in the building but may not be of the specific unit

ⓘ 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: $95,864
• − Mortgage interest: −$67,219
• − Property taxes: −$18,000
• − Insurance: −$6,000
• − Repairs & maintenance: −$7,669
• − Management: −$7,669
• − HOA: −$39,084
• − Depreciation: −$34,909
• Taxable loss: −$84,686
• Est. tax savings @ 24.0%: +$20,325
• After-tax cash flow: $-42,542/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): 48,277
• Household income: $145,987
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 3446.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 13% Asian 10% Two or more races 9% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Lithuanian 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 8% Other Indo-European 3% Chinese 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: ▲ 5.34%
• Current HPI: 208.6913
• Rent YoY: ▲ 7.06%
• 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

+29.7% since first listed

5 events — show timeline

• 2026-04-02 Listed $1,200,000 RLS at REBNY
• 2026-03-05 Listed $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-13 Rental Removed $6,500 REBNY
• 2025-04-24 Listed for Rent $6,500 REBNY
• 2011-06-24 Listed $925,000 RLS at REBNY