317 E 73rd St Unit 5FE · New York, NY 10021

$325,000

1 bd · 1.0 ba · 500 sqft · SingleFamily · 61 Days on market

Built 1910 Good condition Est $255k · 27% over $1916/mo HOA · 36% of rent ↓ 28% since listing

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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).

• Cash flow +14.5/30.0
• 1% rule +10.0/10.0
• Appreciation +7.9/10.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• ARV discount +0.0/15.0

Listing remarks

Charming and truly unique one-bedroom apartment with southern and eastern exposures, ideally situated in the heart of the Upper East Side. This bright and airy home features a skylight, high ceilings, exposed brick, and a decorative fireplace that adds character and warmth. The bedroom comfortably fits a full-size bed and the bathroom includes a window for natural light and ventilation. A spiral staircase leads to a standing loft, perfect for a home office, or extra storage. The renovated open kitchen includes a dishwasher and blends seamlessly into the living area. Located on the top floor (5th) of a classic brownstone walk-up. Laundry is conveniently located just across the street, wi

Key facts

• Decorative fireplace
• Exposed brick
• Skylight

Tags

• SOUTHERN AND EASTERN EXPOSURES
• SKYLIGHT
• HIGH CEILINGS
• EXPOSED BRICK
• DECORATIVE FIREPLACE
• SPIRAL STAIRCASE

Property features AI

Finance

• HOA & community: Monthly association fee of $1,916; Pets allowed in building

Exterior

• Home design: One-story unit; Entry level information not specified
• Construction: Zoning: R8B
• Exterior features: No notable exterior features listed; South exposure; Has a view

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 3 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Interior features: Decorative fireplace (1)
• Laundry & utility: No in-unit laundry; building has none

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $69 ($828/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $306k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 (+9.1%/yr); 425 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% of the median local income ($159k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (5.7% 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 (5.7% appreciation + 8.0% rent growth), your $91k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 36% 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 $305,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1910 — 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: 1.65% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $255,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115-117 E 66th St	0.49mi	1/1.0	500 (0%)	6mo	$255,000	$510	72
250 E 73rd St Unit 6A	0.09mi	1/1.0	520 (+4%)	21mo	$55,000	$106	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.71% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.34×
• Total profit: $122,274
• Equity at exit: $198,441

10-year hold

• IRR: 22.6%
• Equity multiple: 5.73×
• Total profit: $430,494
• Equity at exit: $354,905

Cash invested: $91,000 (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 10021

• Home prices YoY: 3.7%
• Rents YoY: 9.1%
• Active inventory: 425
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $5,356 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$1,916
• Vacancy / Maint / Mgmt: −$1,125
• Net cashflow: $69

Break-even live

Break-even rent $5,268

Max offer price $325,000

Occupancy floor 94%

Sensitivity live

Price	-10% $294	-5% $181	+0% $69	+5% $-43	+10% $-156
Rent	-10% $-354	-5% $-143	+0% $69	+5% $281	+10% $492
Rate	-1.0pp $233	-0.5pp $152	base $69	+0.5pp $-15	+1.0pp $-101

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	26d	1	0.09mi
240e E 75th St Unit 1021876P New York, NY	—	1.0	441	$5,981	$13.56	9d	1	0.14mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	6d	1	0.14mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	22d	1	0.20mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	4d	2	0.21mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	3d	2	0.21mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	26d	3	0.22mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	26d	2	0.24mi
315 E 78th St Unit 1021994P New York, NY	1.0	1.0	441	$5,037	$11.42	22d	1	0.27mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	23d	1	0.27mi
315 E 78th St Unit 1021885P New York, NY	1.0	1.0	516	$6,242	$12.10	0d	1	0.27mi
315 E 78th St Unit 1021847P New York, NY	1.0	1.0	516	$4,880	$9.46	21d	1	0.27mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	23d	1	0.27mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	26d	1	0.27mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	26d	1	0.27mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	26d	1	0.32mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	5d	2	0.38mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	20d	1	0.39mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	3d	1	0.44mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	3d	3	0.48mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	26d	2	0.49mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	0d	3	0.54mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	23d	1	0.55mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	23d	1	0.57mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	26d	2	0.58mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,460	$8.07	0d	2	0.59mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	4d	1	0.59mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	9d	1	0.59mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	9d	1	0.59mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	3d	2	0.62mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	5d	2	0.66mi
888 Main St New York, NY	3.0	1.0–2.0	908	$4,928	$5.43	0d	8	0.69mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	18d	2	0.69mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	26d	1	0.70mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	0d	2	0.71mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	26d	1	0.72mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	9d	1	0.73mi
515 E 86th St Unit 1760 New York, NY	1.0	1.0	485	$5,360	$11.05	0d	1	0.73mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	21d	1	0.73mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,050	$11.41	0d	2	0.78mi

HOA detail

• Monthly dues: $1,916 · $22,992/yr

Listing history 18 events

1. 2026-06-21
   days on market $325,000 Active 61 DOM
2. 2026-06-18
   days on market $325,000 Active 58 DOM
3. 2026-06-17
   days on market $325,000 Active 57 DOM
4. 2026-06-16
   days on market $325,000 Active 56 DOM
5. 2026-06-15
   days on market $325,000 Active 55 DOM
6. 2026-06-13
   days on market $325,000 Active 53 DOM
7. 2026-06-10
   days on market $325,000 Active 49 DOM
8. 2026-06-08
   days on market $325,000 Active 48 DOM
9. 2026-06-08
   days on market $325,000 Active 47 DOM
10. 2026-06-04
    days on market $325,000 Active 44 DOM
11. 2026-06-03
    days on market $325,000 Active 43 DOM
12. 2026-06-01
    days on market $325,000 Active 41 DOM
13. 2026-05-31
    days on market $325,000 Active 40 DOM
14. 2026-04-21
    listed $325,000 Active
15. 2026-01-11
    price $300,000
16. 2025-10-21
    price $395,000
17. 2025-07-27
    price $425,000
18. 2025-06-05
    listed $450,000 Active

ⓘ 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: $64,268
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$5,141
• − Management: −$5,141
• − HOA: −$22,992
• − Depreciation: −$9,455
• Taxable loss: −$3,167
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $1,588/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 · 4 photos

Good 75/100 Cosmetic rehab

This charming one-bedroom apartment in the Upper East Side is in good condition with minimal repairs needed. It offers a great value with potential for both resale and rental appreciation.

Value-add opportunities

• Both Paint touch-ups — Enhances the overall appearance and can be done quickly
• Both Landscaping improvements — Improves curb appeal and can be done inexpensively
• Both Window treatments — Enhances the aesthetic and can be done inexpensively

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Enhances the overall appearance and can be done quickly ↑
• Both Landscaping improvements — Improves curb appeal and can be done inexpensively ↑
• Both Window treatments — Enhances the aesthetic and can be done inexpensively ↑

ⓘ 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): 39,868
• Household income: $158,677
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 2276.0

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 (80%)
• Race & ethnicity: White 80% Asian 10% Hispanic / Latino 7% Two or more races 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Lithuanian 5%
• Foreign-born: 19% · Canada, China, Dominican Republic
• Languages at home: 74% English-only · Spanish 6% French/Haitian/Cajun 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: ▲ 5.71%
• Current HPI: 158.8838
• Rent YoY: ▲ 9.10%
• 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

-27.8% since first listed

5 events — show timeline

• 2026-04-21 Listed $325,000 RLS at REBNY
• 2026-01-11 Price Changed $300,000 RLS at REBNY
• 2025-10-21 Price Changed $395,000 RLS at REBNY
• 2025-07-27 Price Changed $425,000 RLS at REBNY
• 2025-06-05 Listed $450,000 RLS at REBNY