25 Central Park W Unit 1F · New York, NY 10023

$650,000

4 bd · 1.0 ba · 1,290 sqft · SingleFamily · 63 Days on market

Built 1932 Good condition $2360/mo HOA · 19% of rent ↓ 22% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0

Listing remarks

1290 SF Medical Condo Office at 25 CPW, priced to sell at only 650K!!! Beautifully renovated, wood paneled medical office located off the lobby in a prestigious luxury full-service CONDO on 62nd Street and Central Park West! The office features a gracious waiting room and windowed reception area with an adjacent file storage room that could be converted into another room, a spacious, windowed doctor’s office, 2 generously sized exam rooms, a windowed eat-in kitchen which can also be used as an exam room, 2 half bathrooms, numerous closets and a laundry room with shower. The office is in excellent condition, has central air conditioning and windows with serene, pretty views to the g

Key facts

• Half bathrooms
• Exam rooms
• File storage room

Tags

• WINDOWED RECEPTION AREA
• FILE STORAGE ROOM
• WINDOWED DOCTOR’S OFFICE
• EXAM ROOMS
• WINDOWED EAT-IN KITCHEN
• HALF BATHROOMS

Property features AI

Finance

• Other: Pets allowed in building
• Financial info: Building contains 422 total units
• HOA & community: Monthly association fee of $2,360

Exterior

• Utilities: Has cooling (central air)
• Home design: Condominium (The Century Condominium); 33-story building; Entry on level 1
• Construction: Lot dimensions approximately 200.83 x 250
• Exterior features: Building courtyard; Building garden; Private outdoor space under 60 sqft

Interior

• Bedrooms: 6 total rooms (total rooms listed)
• Bathrooms: 2 half bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Unfurnished
• Laundry & utility: Laundry allowed in-unit; Building washer/dryer installation allowed; Common on-floor laundry; Common area laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $650k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $650k).
• Recommended offer: $611k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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); 419 active listings in the ZIP; 28 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 $12,152/mo this rent would consume 91% of the median local household income ($160k/yr) (locally 4887% 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 $37k of equity ($4k loan paydown + $33k appreciation (5.1% 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 (5.1% appreciation + 6.2% rent growth), your $182k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($611k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $611,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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: 1.87% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.12%
• DSCR: 1.81
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.06% appreciation · 6.16% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 3.03×
• Total profit: $368,710
• Equity at exit: $370,882

10-year hold

• IRR: 32.1%
• Equity multiple: 6.79×
• Total profit: $1,054,194
• Equity at exit: $642,198

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 10023

• Home prices YoY: 2.1%
• Rents YoY: 6.2%
• Active inventory: 419
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $12,152 high
• Mortgage (P&I): −$3,409
• Tax est. 1.5%: −$812 /mo · $9,750/yr
• Insurance: −$271
• HOA: −$2,360
• Vacancy / Maint / Mgmt: −$2,552
• Net cashflow: $2,748

Break-even live

Break-even rent $8,673

Max offer price $650,000

Occupancy floor 72%

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$50,000	$32.26	7d	9	0.35mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1578	$50,000	$31.68	2d	9	0.35mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$50,000	$32.26	7d	10	0.35mi
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1300	$13,750	$10.58	20d	3	0.43mi
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1112	$14,995	$13.48	22d	4	0.43mi
400 W 61st St New York, NY	4.0	1.0–4.0	1567	$43,500	$27.76	1d	48	0.57mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$8,170	$8.94	7d	3	0.61mi
20 Riverside Blvd Unit 20P New York, NY	3.0	3.5	1735	$19,000	$10.95	22d	1	0.61mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,630	$6.90	1d	2	0.66mi
2150 Broadway Unit 10E New York, NY	3.0	3.0	1727	$16,000	$9.26	19d	1	0.72mi
50 E 72nd St Unit 10B New York, NY	3.0	3.0	1645	$17,500	$10.64	19d	1	0.86mi
50 E 72nd St New York, NY	2.0–3.0	3.0	1647	$17,500	$10.62	7d	2	0.86mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$26,206	$9.53	1d	5	0.98mi
207 E 57th St Unit 16A New York, NY	3.0	3.0	1551	$13,750	$8.87	24d	1	1.04mi
560 W 43rd St New York, NY	3.0	1.0–2.0	769	$8,222	$10.68	7d	5	1.11mi
14 W 86th St New York, NY	3.0	3.0	1580	$13,500	$8.54	15d	1	1.14mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$10,150	$11.55	3d	9	1.22mi
1435 2nd Ave Unit 1021957P New York, NY	3.0	2.0	1194	$7,740	$6.48	12d	1	1.24mi
360 E 65th St #1283 New York, NY	1.0–3.0	1.0–2.0	1059	$8,790	$8.30	3d	3	1.24mi
401 E 60th St Unit 37B New York, NY	3.0	3.0	1560	$10,000	$6.41	11d	1	1.28mi
323 E 51st St Unit 1024750P New York, NY	2.0–4.0	2.0–3.5	2093	$34,650	$16.56	7d	2	1.31mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$9,507	$12.76	24d	3	1.32mi
400 E 54th St Unit 409 New York, NY	4.0	2.0	1130	$9,695	$8.58	22d	1	1.36mi
420 E 54th St New York, NY	3.0	1.0–2.5	1104	$13,336	$12.07	1d	14	1.40mi
300-302 E 46th St Unit 12J New York, NY	3.0	1.0	900	$8,000	$8.89	5d	1	1.42mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$7,510	$10.48	24d	2	1.42mi
4 Ave at Port Imperial West New York, NJ	1.0–3.0	1.0–2.0	1110	$5,571	$5.02	2d	16	1.45mi
11 Ave At Port Imperial West New York, NJ	3.0	1.0–2.0	1047	$6,634	$6.33	1d	12	1.50mi

HOA detail

• Monthly dues: $2,360 · $28,320/yr

Listing history 14 events

1. 2026-06-18
   days on market $650,000 Active 63 DOM
2. 2026-06-17
   days on market $650,000 Active 62 DOM
3. 2026-06-15
   days on market $650,000 Active 60 DOM
4. 2026-06-13
   days on market $650,000 Active 58 DOM
5. 2026-06-10
   days on market $650,000 Active 54 DOM
6. 2026-06-08
   days on market $650,000 Active 53 DOM
7. 2026-06-08
   days on market $650,000 Active 52 DOM
8. 2026-06-04
   days on market $650,000 Active 49 DOM
9. 2026-06-03
   days on market $650,000 Active 48 DOM
10. 2026-06-01
    days on market $650,000 Active 47 DOM
11. 2026-05-31
    days on market $650,000 Active 46 DOM
12. 2026-04-15
    listed $699,000 Active
13. 2026-02-11
    price $699,000
14. 2026-01-07
    price $895,000

ⓘ 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 6/10 Major 7 d/yr ≥99°F today · 14 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: $145,822
• − Mortgage interest: −$36,410
• − Property taxes: −$9,750
• − Insurance: −$3,250
• − Repairs & maintenance: −$11,666
• − Management: −$11,666
• − HOA: −$28,320
• − Depreciation: −$18,909
• Taxable income: $25,851
• Est. tax owed @ 24.0%: −$6,204
• After-tax cash flow: $26,771/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This medical office is in good condition with cosmetic updates needed to enhance its resale and rental value. The interior is clean and functional, with potential for a fresh paint job and new flooring to improve the overall appearance.

Value-add opportunities

• Both Update the flooring in the waiting room and reception area. — New flooring can enhance the overall appearance and feel of the space.
• Both Paint the walls and ceiling to refresh the interior. — Fresh paint can make the space feel more inviting and modern.
• Both Install new window treatments. — New window treatments can improve the aesthetic appeal and energy efficiency of the windows.
• Resale Upgrade the kitchen appliances. — Modern appliances can attract more buyers and renters.
• Both Install a new HVAC system. — A new HVAC system can improve comfort and energy efficiency, making the space more attractive to buyers and renters.
• Both Improve the landscaping and curb appeal. — A well-maintained exterior can enhance the overall appeal and marketability of the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Update the flooring in the waiting room and reception area. — New flooring can enhance the overall appearance and feel of the space. ↑
• Both Paint the walls and ceiling to refresh the interior. — Fresh paint can make the space feel more inviting and modern. ↑
• Both Install new window treatments. — New window treatments can improve the aesthetic appeal and energy efficiency of the windows. ↑
• Resale Upgrade the kitchen appliances. — Modern appliances can attract more buyers and renters. ↑
• Both Install a new HVAC system. — A new HVAC system can improve comfort and energy efficiency, making the space more attractive to buyers and renters. ↑
• Both Improve the landscaping and curb appeal. — A well-maintained exterior can enhance the overall appeal and marketability of the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 69,455
• Household income: $159,874
• Rent vs Own: 61.9% rent · 38.1% own
• Severe rent burden: 4887.0

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 (65%)
• Race & ethnicity: White 65% Asian 16% Hispanic / Latino 10% Two or more races 7% Black 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 2%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 7% Other Indo-European 5% 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: ▲ 5.06%
• Current HPI: 246.4186
• 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

-21.9% since first listed

3 events — show timeline

• 2026-04-15 Listed $699,000 RLS at REBNY
• 2026-02-11 Price Changed $699,000 RLS at REBNY
• 2026-01-07 Price Changed $895,000 RLS at REBNY