305 W 16th St Apt 2d · New York, NY 10011

$1,095,000

1 bd · 1.0 ba · 777 sqft · Condo · 10 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 +2.2/10.0
• Cash flow +0.8/30.0
• DSCR +0.0/10.0

Listing remarks

1BR + Home Office - Condo rules apply. Sale by Owner. * Seller offering 2.5% buyer broker commission * * Tucked away on a quiet tree-lined block in Chelsea, Residence 2D offers a rare combination of comfort, flexibility, and location. This spacious one-bedroom home with a separate enclosed office provides the extra room many buyers are looking for today & mdash; whether for working from home, hosting guests, pursuing hobbies, or simply enjoying additional private space. The apartment welcomes you with a bright, open living area that feels both inviting and practical. Large windows bring in natural light while maintaining a peaceful atmosphere. The layout is designed to make everyday

Key facts

• Bosch cooktop
• Open kitchen
• Built 2008

Tags

• SEPARATE ENCLOSED OFFICE
• OPEN KITCHEN
• CAESARSTONE COUNTERTOPS
• ITALIAN-MADE CABINETRY
• BOSCH COOKTOP
• FISHER PAYKEL REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $1.09M.

Deal economics

• At list price, monthly cash flow is $-5k ($-55k/yr) — negative.
• To cash-flow at today's rent, offer at most $898k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $786k (28.2% below list).
• Recommended offer: $786k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 1.2% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+7.1%/yr); 465 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $7,857/mo this rent would consume 65% 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 $66k of equity ($8k loan paydown + $59k 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 ~$106k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $785,735 (28.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.72% ✗
• Cap rate: 1.23%
• Cash-on-cash: -18.07%
• DSCR: 0.20
• GRM: 11.6

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: 0.7%
• Equity multiple: 1.05×
• Total profit: $15,493
• Equity at exit: $643,546

10-year hold

• IRR: 5.9%
• Equity multiple: 2.22×
• Total profit: $372,786
• Equity at exit: $1,130,193

Cash invested: $306,600 (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: 465
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $7,857 high
• Mortgage (P&I): −$5,742
• Tax est. 1.5%: −$1,369 /mo · $16,425/yr
• Insurance: −$456
• HOA est. from 2 same-building comps: −$3,257
• Vacancy / Maint / Mgmt: −$1,650
• Net cashflow: $-4,617

Break-even live

Break-even rent $13,702

Max offer price $426,914

Occupancy floor —

Sensitivity live

Price	-10% $-3,860	-5% $-4,239	+0% $-4,617	+5% $-4,995	+10% $-5,374
Rent	-10% $-5,238	-5% $-4,927	+0% $-4,617	+5% $-4,307	+10% $-3,996
Rate	-1.0pp $-4,066	-0.5pp $-4,338	base $-4,617	+0.5pp $-4,901	+1.0pp $-5,189

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: $273,750
• Closing costs: $32,850
• 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	$9,465	$11.96	1d	3	0.27mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	1d	2	0.34mi
500 W 18th St Unit 10D New York, NY	1.0	1.0	957	$10,750	$11.23	12d	1	0.34mi
500 W 18th St Unit EAST_16C New York, NY	1.0	1.5	921	$14,500	$15.74	0d	1	0.34mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	9d	2	0.34mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	5d	2	0.37mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	6d	14	0.37mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	4d	2	0.38mi
282 11th Ave New York, NY	2.0	1.0–2.0	960	$7,735	$8.05	0d	1	0.39mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$8,013	$10.95	0d	12	0.41mi
540 6th Ave Unit 6A New York, NY	1.0	1.0	793	$8,450	$10.66	9d	1	0.42mi
120 W 23rd St #693 New York, NY	2.0	2.0	900	$10,140	$11.27	22d	1	0.44mi
535 W 23rd St #1584 New York, NY	2.0	1.0–2.0	600	$8,030	$13.38	1d	3	0.47mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	26d	1	0.48mi
302 W 11th St #990 New York, NY	2.0–3.0	1.0–2.0	1050	$8,360	$7.96	5d	2	0.49mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	9d	2	0.56mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	8d	2	0.56mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	20d	1	0.57mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	18	0.58mi
10 Sheridan Sq #949 New York, NY	2.0	2.0	1000	$12,050	$12.05	22d	1	0.60mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	9d	1	0.64mi
117 W 28th St #1467 New York, NY	1.0	2.0	1000	$8,760	$8.76	26d	1	0.65mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,640	$9.82	1d	3	0.65mi
525 W 28th St New York, NY	2.0	1.0–2.0	1116	$6,612	$5.92	9d	1	0.67mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	26d	1	0.67mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	9d	2	0.68mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	12d	3	0.70mi
401 West St Unit 5A New York, NY	1.0	2.0	811	$39,500	$48.71	24d	1	0.71mi
10 5th Ave Unit 1255906P New York, NY	2.0	1.0	990	$12,196	$12.32	7d	2	0.71mi
435 W 31st St New York, NY	2.0	1.0–2.0	747	$7,018	$9.39	1d	34	0.72mi
3 E 9th St Unit 1541442P New York, NY	1.0–2.0	1.0	1119	$11,796	$10.54	7d	2	0.73mi
241 5th Ave Unit 11A New York, NY	2.0	2.0	991	$8,995	$9.08	26d	1	0.79mi
15 Hudson Yards Unit 26B New York, NY	1.0	1.0	847	$9,700	$11.45	26d	1	0.81mi
360 W 34th St New York, NY	2.0	1.0–1.5	632	$6,100	$9.65	9d	3	0.82mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	12d	3	0.83mi
10 E 29th St New York, NY	1.0–3.0	1.0–3.0	1323	$6,283	$4.75	0d	4	0.85mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	6d	2	0.88mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	9d	13	0.93mi
121 Madison Ave New York, NY	2.0–4.0	1.0–2.0	1012	$7,295	$7.20	9d	3	0.95mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	5d	2	0.99mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-21
   days on market $1,095,000 Active 10 DOM
2. 2026-06-18
   days on market $1,095,000 Active 7 DOM
3. 2026-06-17
   days on market $1,095,000 Active 6 DOM
4. 2026-06-15
   days on market $1,095,000 Active 4 DOM
5. 2026-06-13
   remarks 695-char remark
6. 2026-06-13
   listed $1,095,000 Active 2 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $94,288
• − Mortgage interest: −$61,337
• − Property taxes: −$16,425
• − Insurance: −$5,475
• − Repairs & maintenance: −$7,543
• − Management: −$7,543
• − HOA: −$39,084
• − Depreciation: −$31,855
• Taxable loss: −$74,973
• Est. tax savings @ 24.0%: +$17,994
• After-tax cash flow: $-37,410/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

+10.1% since first listed

5 events — show timeline

• 2026-06-09 Listed $1,095,000 Fizber.com
• 2025-06-12 Rental Removed $6,500 REBNY
• 2025-06-06 Listed for Rent $6,500 REBNY
• 2023-09-18 Price Changed $1,249,500 RLS at REBNY
• 2011-11-22 Listed $995,000 RLS at REBNY