2 S End Ave Unit 7V · New York, NY 10280

$580,000

1 bd · 1.0 ba · 646 sqft · Condo public records · 32 Days on market

Built 1990

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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 +7.2/10.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Cash flow +3.5/30.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

This wonderful condition One bedroom was renovated 3 years ago, the apartment has always been owner occupied so everything inside has been well taken care of. Spacious west facing living room and bedroom comes with Statue of Liberty view, one of most sought after full service building in Battery Park.

Key facts

• Modern tile flooring
• Laundry facilities
• Oversized windows

Tags

• OVERSIZED WINDOWS
• MODERN TILE FLOORING
• GENEROUS CLOSET SPACE
• FULL-SERVICE BUILDING
• 24-HOUR DOORMAN SERVICE
• LAUNDRY FACILITIES

Property features AI

Finance

• Other: Living area reported from public records
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: No carport; No designated parking
• Security: Security details not provided
• Utilities: Public sewer; Electricity available; Natural gas available; Sewer available
• Home design: Condominium
• Construction: Brick construction
• Exterior features: Waterfront property; Brick construction

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating
• Interior features: Other interior features; No basement; No attic; 3 total rooms; Entry level: 1
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $580k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $513k (11.5% below list).
• Recommended offer: $513k (11.5% below list) — sets the bar for 1% rule.

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 (+4.1%/yr); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

Forward outlook

• In year one you build about $29k of equity ($4k loan paydown + $25k appreciation (4.4% 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 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.
• 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 $513,266 (11.5% 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 32 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.88% ✗
• Cap rate: 2.65%
• Cash-on-cash: -13.01%
• DSCR: 0.42
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.39% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $8,437
• Equity at exit: $307,235

10-year hold

• IRR: 5.0%
• Equity multiple: 1.91×
• Total profit: $147,024
• Equity at exit: $513,309

Cash invested: $162,400 (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 10280

• Home prices YoY: 1.7%
• Rents YoY: 4.1%
• Active inventory: 94
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $5,133 high
• Mortgage (P&I): −$3,042
• Tax est. 1.5%: −$725 /mo · $8,700/yr
• Insurance: −$242
• HOA est. from 2 same-building comps: −$1,807
• Vacancy / Maint / Mgmt: −$1,078
• Net cashflow: $-1,760

Break-even live

Break-even rent $7,361

Max offer price $325,260

Occupancy floor —

Sensitivity live

Price	-10% $-1,360	-5% $-1,560	+0% $-1,760	+5% $-1,961	+10% $-2,161
Rent	-10% $-2,166	-5% $-1,963	+0% $-1,760	+5% $-1,558	+10% $-1,355
Rate	-1.0pp $-1,468	-0.5pp $-1,613	base $-1,760	+0.5pp $-1,911	+1.0pp $-2,064

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 West St #546 New York, NY	1.0	1.0	700	$5,770	$8.24	21d	1	0.19mi
389 S End Ave New York, NY	3.0	1.0–2.0	1080	$6,685	$6.19	2d	36	0.24mi
140 Broadway Unit 1298277P New York, NY	1.0	1.0	699	$9,406	$13.46	23d	1	0.36mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$4,534	$7.56	25d	5	0.45mi
63 Wall St #1971 New York, NY	1.0	1.0	489	$5,120	$10.46	0d	2	0.47mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$5,750	$9.03	3d	2	0.48mi
25 Water St Apt 706 New York, NY	—	1.0	550	$3,990	$7.25	25d	1	0.49mi
25 Water St Unit 707 New York, NY	—	1.0	550	$3,950	$7.18	25d	1	0.49mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$5,761	$7.29	0d	25	0.49mi
75 Wall St New York, NY	3.0	1.0–3.0	452	$7,598	$16.81	16d	16	0.51mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	25d	1	0.52mi
95 Wall St New York, NY	2.0	1.0–2.0	881	$5,978	$6.78	0d	33	0.54mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$8,040	$11.04	3d	2	0.61mi
400 Chambers St #587 New York, NY	2.0	1.0–1.5	675	$7,370	$10.91	8d	3	0.68mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$8,935	$10.88	0d	3	0.79mi
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	8d	13	0.89mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	8d	7	0.90mi
77 Hudson St #2703 Jersey City, NJ	1.0	1.0	744	$4,950	$6.65	25d	1	1.04mi
77 Hudson St #2203 Jersey City, NJ	1.0	1.0	744	$4,200	$5.65	18d	1	1.04mi
77 Hudson St #1804 Jersey City, NJ	1.0	1.0	750	$4,100	$5.47	21d	1	1.04mi
33 Hudson St Jersey City, NJ	2.0	1.0–2.0	937	$4,678	$4.99	0d	23	1.04mi
70 Greene St Jersey City, NJ	3.0	1.0–2.0	960	$4,292	$4.47	0d	27	1.09mi
1 Harborside Pl Jersey City, NJ	1.0–2.0	1.0–2.0	1100	$3,822	$3.47	0d	8	1.13mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	25d	1	1.21mi
155 Washington St Jersey City, NJ	3.0	1.0–3.0	1545	$3,312	$2.14	0d	7	1.21mi
115 Morris St Jersey City, NJ	1.0–3.0	1.0–2.0	1101	$3,654	$3.32	0d	22	1.22mi
200 Greene St Jersey City, NJ	2.0	1.0	713	$4,660	$6.54	0d	49	1.26mi
15 Warren St Jersey City, NJ	1.0–2.0	1.0–2.0	942	$3,695	$3.92	8d	2	1.26mi
65 Bay St Jersey City, NJ	2.0	1.0–2.0	863	$4,753	$5.50	0d	12	1.27mi
100 Montgomery St Jersey City, NJ	1.0	1.0	650	$3,520	$5.42	0d	1	1.27mi
20 2nd St Jersey City, NJ	1.0–2.0	1.0–2.0	922	$3,350	$3.63	25d	4	1.28mi
120 York St Jersey City, NJ	1.0–2.0	1.0–2.0	962	$3,823	$3.97	0d	9	1.28mi
131 Dudley St Jersey City, NJ	1.0–2.0	1.0–2.0	1044	$3,428	$3.28	3d	4	1.28mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$5,650	$7.98	0d	2	1.28mi
25 Columbus Dr Jersey City, NJ	3.0	1.0–2.5	927	$6,700	$7.22	0d	33	1.31mi
142 Sussex St #3 Jersey City, NJ	1.0	1.0	668	$3,250	$4.87	3d	1	1.32mi
1 2nd St Jersey City, NJ	1.0–3.0	1.0–2.5	1032	$3,150	$3.05	13d	5	1.33mi
1 2nd St Jersey City, NJ	1.0–3.0	1.0–2.5	1032	$3,400	$3.29	8d	5	1.33mi
255 Warren St Jersey City, NJ	2.0	1.0–2.0	932	$4,160	$4.46	2d	7	1.34mi
198 Van Vorst St Jersey City, NJ	2.0	1.0–2.0	932	$3,438	$3.69	0d	5	1.34mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-21
   days on market $580,000 Active 32 DOM
2. 2026-06-18
   days on market $580,000 Active 29 DOM
3. 2026-06-17
   days on market $580,000 Active 28 DOM
4. 2026-06-16
   days on market $580,000 Active 27 DOM
5. 2026-06-15
   days on market $580,000 Active 26 DOM
6. 2026-06-13
   days on market $580,000 Active 24 DOM
7. 2026-06-10
   days on market $580,000 Active 20 DOM
8. 2026-06-08
   days on market $580,000 Active 19 DOM
9. 2026-06-08
   days on market $580,000 Active 18 DOM
10. 2026-06-04
    days on market $580,000 Active 15 DOM
11. 2026-06-03
    days on market $580,000 Active 14 DOM
12. 2026-06-02
    days on market $580,000 Active 13 DOM
13. 2026-06-01
    days on market $580,000 Active 12 DOM
14. 2026-05-31
    days on market $580,000 Active 11 DOM
15. 2026-05-19
    listed $580,000 Active
16. 2015-07-09
    soldstatus $539,000
17. 2015-06-29
    soldstatus $539,000 303-char remark

    Show marketing remark (303 chars)

    This wonderful condition One bedroom was renovated 3 years ago, the apartment has always been owner occupied so everything inside has been well taken care of. Spacious west facing living room and bedroom comes with Statue of Liberty view, one of most sought after full service building in Battery Park.

18. 2015-02-17
    listed $520,000 303-char remark

    Show marketing remark (303 chars)

    This wonderful condition One bedroom was renovated 3 years ago, the apartment has always been owner occupied so everything inside has been well taken care of. Spacious west facing living room and bedroom comes with Statue of Liberty view, one of most sought after full service building in Battery Park.

19. 2015-02-17
    listed $520,000

    Show marketing remark (303 chars)

    This wonderful condition One bedroom was renovated 3 years ago, the apartment has always been owner occupied so everything inside has been well taken care of. Spacious west facing living room and bedroom comes with Statue of Liberty view, one of most sought after full service building in Battery Park.

20. 2014-03-17
    listed $549,000
21. 2014-03-17
    historical
22. 2010-08-11
    soldstatus $510,000
23. 2007-03-19
    soldstatus $440,000
24. 1998-05-05
    soldstatus $170,000
25. 1991-11-27
    soldstatus $198,000

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,592
• − Mortgage interest: −$32,489
• − Property taxes: −$8,700
• − Insurance: −$2,900
• − Repairs & maintenance: −$4,927
• − Management: −$4,927
• − HOA: −$21,684
• − Depreciation: −$16,873
• Taxable loss: −$30,909
• Est. tax savings @ 24.0%: +$7,418
• After-tax cash flow: $-13,707/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): 8,933
• Household income: $206,299
• Rent vs Own: 65.6% rent · 34.4% own
• Severe rent burden: 609.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Asian 28% Hispanic / Latino 12% Two or more races 5% Native American 2% Black 2%
• Hispanic origin (detail): Dominican 4%
• Common ancestry: Romanian 4% Russian 3% Lithuanian 1%
• Foreign-born: 32% · Canada, South Korea, China
• Languages at home: 57% English-only · Other Indo-European 12% Chinese 12% Spanish 9%

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: ▲ 4.39%
• Current HPI: 263.9143
• Rent YoY: ▲ 4.12%
• 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

+192.9% since first listed

11 events — show timeline

• 2026-05-19 Listed $580,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-09 Sold (Public Records) $539,000 Public Records
• 2015-06-29 Sold (MLS) $539,000 RLS at REBNY
• 2015-02-17 Listed $520,000 RLS at REBNY
• 2015-02-17 Listed $520,000 RLS at REBNY
• 2014-03-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-03-17 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2010-08-11 Sold (Public Records) $510,000 Public Records
• 2007-03-19 Sold (Public Records) $440,000 Public Records
• 1998-05-05 Sold (Public Records) $170,000 Public Records
• 1991-11-27 Sold (Public Records) $198,000 Public Records