192 Bleecker St #14 · New York, NY 10012

$650,000

2 bd · 1.0 ba · 490 sqft · Condo · 332 Days on market

Built 1900 $1325/mo HOA

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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).

• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks

Easy Board Approval. Perfect for Investors Welcome to cozy living at its finest on Bleecker Street! Nestled in a charming pre-war walk-up building, this delightful 1 bedroom flex 2, 1-bath coop offers all the perks of city living with a touch of classic charm. As you step inside, you'll immediately appreciate the 10-foot ceilings that lend an airy feel to the 500-square-foot space, filled with natural light from its inviting north-facing exposure. The functional 3.5-room layout includes a classic pass-through kitchen, ideal space for whipping up meals with ease. While the unit is in fair condition, its potential shines through, inviting you to add your personal touch to make it your own. E

Key facts

• Pass through kitchen
• Pet friendly coop
• 10 foot ceilings

Tags

• 10 FOOT CEILINGS
• NORTH FACING EXPOSURE
• PASS THROUGH KITCHEN
• PET FRIENDLY COOP
• CONVENIENT ACCESS TO PARKS
• ACCESS TO TRANSPORTATION

Property features AI

Finance

• Other: Pets allowed (building policies vary)
• Financial info: Building has 23 total units
• HOA & community: Monthly association fee of $1,325

Exterior

• Home design: 6-story building; Entry on 3rd level; Zoned R7-2
• Construction: No construction details provided
• Exterior features: No notable exterior features listed; North exposure

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Basement present (other type)
• Laundry & utility: No building laundry

🏢 Co-op / cooperative unit. The $650,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $650k.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $589k (9.4% below list).
• Meets the 1% rule at list price ($7k rent vs $650k).
• Recommended offer: $572k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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 (+8.0%/yr); 122 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $6,828/mo this rent would consume 60% 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 $69k of equity ($4k loan paydown + $65k 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 ~$112k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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: built in 1900 — 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 $572,000 (12.0% 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 332 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.05% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 7.9

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: 24.4%
• Equity multiple: 3.00×
• Total profit: $364,074
• Equity at exit: $585,571

10-year hold

• IRR: 23.3%
• Equity multiple: 7.51×
• Total profit: $1,184,537
• Equity at exit: $1,262,807

Cash invested: $182,000 (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 10012

• Home prices YoY: 4.3%
• Rents YoY: 8.0%
• Active inventory: 122
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $6,828 medium
• Mortgage (P&I): −$3,409
• Tax est. 1.5%: −$812 /mo · $9,750/yr
• Insurance: −$271
• HOA: −$1,325
• Vacancy / Maint / Mgmt: −$1,434
• Net cashflow: $-423

Break-even live

Break-even rent $7,363

Max offer price $588,806

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-198	+0% $-423	+5% $-648	+10% $-872
Rent	-10% $-962	-5% $-693	+0% $-423	+5% $-153	+10% $117
Rate	-1.0pp $-96	-0.5pp $-258	base $-423	+0.5pp $-591	+1.0pp $-763

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$8,160	$14.84	8d	2	0.45mi

HOA detail condo

• Monthly dues: $1,325 · $15,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $650,000 Active 332 DOM
2. 2026-06-17
   days on market $650,000 Active 331 DOM
3. 2026-06-15
   days on market $650,000 Active 329 DOM
4. 2026-06-13
   days on market $650,000 Active 327 DOM
5. 2026-06-10
   days on market $650,000 Active 323 DOM
6. 2026-06-08
   days on market $650,000 Active 322 DOM
7. 2026-06-03
   days on market $650,000 Active 317 DOM
8. 2026-06-01
   days on market $650,000 Active 315 DOM
9. 2026-05-31
   days on market $650,000 Active 314 DOM
10. 2026-04-09
    price $650,000
11. 2025-07-21
    listed $675,000 Active
12. 2013-01-10
    listed $469,000
13. 2012-10-29
    listed $1,500,000
14. 2012-10-04
    listed $475,000

ⓘ 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,936
• − Mortgage interest: −$36,410
• − Property taxes: −$9,750
• − Insurance: −$3,250
• − Repairs & maintenance: −$6,555
• − Management: −$6,555
• − HOA: −$15,900
• − Depreciation: −$18,909
• Taxable loss: −$15,393
• Est. tax savings @ 24.0%: +$3,694
• After-tax cash flow: $-1,380/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

+36.8% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $650,000 RLS at REBNY
• 2025-07-21 Listed $675,000 RLS at REBNY
• 2013-01-10 Listed $469,000 RLS at REBNY
• 2012-10-29 Listed $1,500,000 RLS at REBNY
• 2012-10-04 Listed $475,000 RLS at REBNY