142 E 49th St Unit 5B · New York, NY 10017

$469,900

1 bd · 1.0 ba · 600 sqft · Condo · 11 Days on market

Built 1924 ↓ 28% 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 +6.7/10.0
• 1% rule +6.6/10.0
• Cash flow +6.2/30.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks

Welcome to this charming prewar 1-bedroom, 1-bathroom co-op located in the heart of Turtle Bay at 142 East 49th Street, Unit 5B. Spanning approximately 600 square feet, this classic residence beautifully blends timeless prewar detail with exceptional Midtown convenience. The apartment features hardwood floors, high beamed ceilings, and a well-proportioned layout. The living area provides ample space for both relaxation and dining, while the windowed kitchen offers functional prep space. The quiet bedroom serves as a peaceful retreat, complemented by a windowed full bathroom. Built in 1924, 142 East 49th Street is a beautifully maintained boutique building featuring a part-time doorman (7 da

Key facts

• Windowed kitchen
• Quiet bedroom
• High beamed ceilings

Tags

• HARDWOOD FLOORS
• HIGH BEAMED CEILINGS
• WINDOWED KITCHEN
• QUIET BEDROOM
• WINDOWED FULL BATHROOM
• PART-TIME DOORMAN

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone connected; Trash collection (public); Water connected
• Home design: Stock cooperative; Entry level: 5
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 rooms total (includes sleeping areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Built-in features; Elevator; Entrance foyer; Pets: contact management for details
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $470k.

Deal economics

• At list price, monthly cash flow is $-856 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $470k).
• Cap rate 4.1% 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 (+6.2%/yr); 266 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $5,437/mo this rent would consume 48% of the median local household income ($137k/yr) (locally 2167% 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 $19k of equity ($3k loan paydown + $16k appreciation (3.4% 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 35% of rent; built in 1924 — 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 $469,900

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. Built in 1924 — 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. 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. 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. 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?
9. 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.
10. 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.
11. 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: 1.16% ✓
• Cap rate: 4.11%
• Cash-on-cash: -7.81%
• DSCR: 0.65
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.38% appreciation · 6.16% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.23×
• Total profit: $30,739
• Equity at exit: $221,494

10-year hold

• IRR: 9.2%
• Equity multiple: 2.57×
• Total profit: $206,097
• Equity at exit: $349,504

Cash invested: $131,572 (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 10017

• Home prices YoY: 1.1%
• Rents YoY: 6.2%
• Active inventory: 266
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $5,437 high
• Mortgage (P&I): −$2,464
• Tax est. 1.5%: −$587 /mo · $7,048/yr
• Insurance: −$196
• HOA est. from 1 same-building comp: −$1,904
• Vacancy / Maint / Mgmt: −$1,142
• Net cashflow: $-856

Break-even live

Break-even rent $6,521

Max offer price $345,975

Occupancy floor —

Sensitivity live

Price	-10% $-532	-5% $-694	+0% $-856	+5% $-1,019	+10% $-1,181
Rent	-10% $-1,286	-5% $-1,071	+0% $-856	+5% $-642	+10% $-427
Rate	-1.0pp $-620	-0.5pp $-737	base $-856	+0.5pp $-978	+1.0pp $-1,102

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: $117,475
• Closing costs: $14,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	4d	9	0.02mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	23d	1	0.06mi
135 E 47th St New York, NY	1.0	1.0	580	$6,350	$10.94	0d	1	0.07mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	16d	1	0.08mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	22d	1	0.19mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	4d	3	0.22mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	25d	2	0.22mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	25d	2	0.26mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$6,250	$7.90	4d	3	0.27mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	25d	2	0.28mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$7,890	$13.72	0d	2	0.31mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	23d	1	0.31mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,220	$8.70	0d	2	0.31mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	25d	1	0.36mi
940 1st Ave Unit 2040 New York, NY	2.0	1.5	600	$6,810	$11.35	0d	1	0.36mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	25d	1	0.36mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	3d	5	0.41mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	9d	1	0.42mi
420 E 54th St New York, NY	3.0	1.0–2.5	1018	$7,261	$7.13	0d	12	0.45mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	6d	2	0.46mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$4,510	$6.01	25d	4	0.53mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$6,610	$7.32	4d	3	0.53mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	0d	2	0.54mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	9d	2	0.54mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	9d	1	0.55mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	18d	2	0.55mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	21d	2	0.57mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	3d	2	0.57mi
556 3rd Ave Unit 2244 New York, NY	1.0	1.0	500	$5,640	$11.28	0d	1	0.58mi
599 E 56th St Unit 1817 New York, NY	1.0	1.0	625	$4,850	$7.76	25d	1	0.59mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	9d	3	0.61mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	3d	2	0.63mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	23d	1	0.64mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	3d	3	0.66mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	9d	1	0.69mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	9d	1	0.69mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	3d	1	0.69mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	7d	1	0.73mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	25d	2	0.75mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	9d	3	0.76mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-21
   days on market $469,900 Active 11 DOM
2. 2026-06-18
   days on market $469,900 Active 8 DOM
3. 2026-06-17
   days on market $469,900 Active 7 DOM
4. 2026-06-16
   days on market $469,900 Active 6 DOM
5. 2026-06-15
   days on market $469,900 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $469,900 Active 3 DOM

ⓘ 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,240
• − Mortgage interest: −$26,322
• − Property taxes: −$7,048
• − Insurance: −$2,350
• − Repairs & maintenance: −$5,219
• − Management: −$5,219
• − HOA: −$22,848
• − Depreciation: −$13,670
• Taxable loss: −$17,436
• Est. tax savings @ 24.0%: +$4,185
• After-tax cash flow: $-6,092/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): 15,297
• Household income: $136,705
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 2167.0

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 18% Two or more races 7% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 8% Scotch-Irish 5% Italian 4%
• Foreign-born: 32% · Canada, China, Jamaica
• Languages at home: 76% English-only · Other Indo-European 6% Spanish 5% French/Haitian/Cajun 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: ▲ 3.38%
• Current HPI: 303.3659
• Rent YoY: ▲ 6.16%
• 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

-27.7% since first listed

4 events — show timeline

• 2026-06-10 Listed $469,900 OneKey® MLS as Distributed by MLS Grid
• 2014-11-10 Listed $625,000 RLS at REBNY
• 2014-11-10 Listed $650,000 RLS at REBNY
• 2014-11-10 Listed $650,000 RLS at REBNY