139 E 33rd St Unit 12A · New York, NY 10016

$620,000

1 bd · 1.0 ba · 850 sqft · Condo · 107 Days on market

Built 1958 Good condition ↓ 5% since listing

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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 +6.3/10.0
• Cash flow +5.0/30.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +0.0/10.0

Listing remarks

Price improvement. Perfectly central to the very best of Manhattan, this new-to-market residence at The Wendhorn offers a rare combination of scale and serenity. All the daily essentials—along with the intriguing flourishes of the city—are just moments away from this exceptionally quiet, 850-square-foot sanctuary. Presented in its original condition, this spacious home serves as a premier blank canvas for those looking to tailor a residence to their own personal aesthetic. Situated in the heart of Murray Hill, you are a short stroll from the world-class NYU Langone medical corridor and mere steps from the 33rd Street subway. The residence is also within easy walking distance of

Key facts

• Original condition
• Central location
• Near bus lines

Tags

• CENTRAL LOCATION
• ORIGINAL CONDITION
• SHORT STROLL TO NYU LANGONE
• NEAR BUS LINES
• PET FRIENDLY
• FULL SERVICE COOPERATIVE

Property features AI

Finance

• HOA & community: Cooperative ownership (stock cooperative)

Exterior

• Parking: Has garage; Parking waitlist
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer; Public water connected; Trash collection service
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Electric oven; Refrigerator
• Bedrooms: 3 rooms total (includes bedroom area)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; Other heating type
• Interior features: Elevator; Entrance foyer; Galley kitchen layout; Dining area
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $620k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/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 $584k (5.7% below list).
• Recommended offer: $564k (9.0% below list) — sets the bar for market timing.
• Cap rate 3.5% 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 (+5.4%/yr); 491 active listings in the ZIP; 40 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 $5,844/mo this rent would consume 50% of the median local household income ($140k/yr) (locally 5269% 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 $21k of equity ($4k loan paydown + $17k appreciation (2.7% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($564k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent; built in 1958 — 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 $564,200 (9.0% 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 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — 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. 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?
11. 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.
12. 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.
13. 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: 0.94% ✗
• Cap rate: 3.47%
• Cash-on-cash: -10.10%
• DSCR: 0.55
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.7% appreciation · 5.42% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-12,464
• Equity at exit: $268,272

10-year hold

• IRR: 4.6%
• Equity multiple: 1.71×
• Total profit: $123,831
• Equity at exit: $405,450

Cash invested: $173,600 (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 10016

• Home prices YoY: 0.9%
• Rents YoY: 5.4%
• Active inventory: 491
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $5,844 high
• Mortgage (P&I): −$3,251
• Tax est. 1.5%: −$775 /mo · $9,300/yr
• Insurance: −$258
• HOA est. from 3 same-building comps: −$1,793
• Vacancy / Maint / Mgmt: −$1,227
• Net cashflow: $-1,461

Break-even live

Break-even rent $7,693

Max offer price $408,618

Occupancy floor —

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: $155,000
• Closing costs: $18,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	8d	3	0.02mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	8d	2	0.12mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	2d	3	0.16mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	6d	1	0.17mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	8d	3	0.17mi
230 E 32nd St New York, NY	2.0	1.0	800	$5,395	$6.74	16d	2	0.18mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	2d	2	0.19mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	20d	2	0.19mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$4,510	$6.01	25d	4	0.22mi
121 Madison Ave New York, NY	2.0–4.0	1.0–2.0	1012	$7,295	$7.20	8d	3	0.24mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	8d	13	0.28mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$5,500	$5.00	21d	19	0.30mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$4,525	$4.11	3d	20	0.30mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$5,500	$5.00	25d	18	0.30mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$5,600	$5.09	6d	19	0.30mi
222 E 39th St New York, NY	4.0	1.0–2.0	1100	$5,784	$5.26	10d	19	0.30mi
10 E 29th St New York, NY	1.0–3.0	1.0–3.0	1323	$6,283	$4.75	1d	4	0.33mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	22d	1	0.39mi
241 5th Ave Unit 11A New York, NY	2.0	2.0	991	$8,995	$9.08	25d	1	0.40mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$5,532	$6.23	2d	55	0.43mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	25d	1	0.52mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	25d	2	0.55mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	4d	2	0.55mi
279 E 44th St #894 New York, NY	1.0	1.0	950	$7,190	$7.57	6d	1	0.58mi
117 W 28th St #1467 New York, NY	1.0	2.0	1000	$8,760	$8.76	25d	1	0.59mi
776 6th Ave New York, NY	2.0	1.0–2.0	756	$7,743	$10.24	1d	18	0.61mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	2d	1	0.66mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	25d	2	0.67mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,218	$7.02	2d	33	0.67mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	22d	1	0.69mi
135 E 47th St New York, NY	1.0	1.0	572	$6,600	$11.53	6d	1	0.69mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	25d	2	0.70mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	8d	2	0.72mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	4d	9	0.73mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	21d	1	0.74mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	6d	1	0.74mi
120 W 23rd St #693 New York, NY	2.0	2.0	900	$10,140	$11.27	21d	1	0.75mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	15d	1	0.78mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	1d	12	0.79mi
250 E 49th St Unit 4A New York, NY	1.0	1.0	802	$6,400	$7.98	25d	1	0.80mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-18
   days on market $620,000 Active 107 DOM
2. 2026-06-17
   days on market $620,000 Active 106 DOM
3. 2026-06-15
   days on market $620,000 Active 104 DOM
4. 2026-06-13
   days on market $620,000 Active 102 DOM
5. 2026-06-10
   days on market $620,000 Active 98 DOM
6. 2026-06-08
   days on market $620,000 Active 97 DOM
7. 2026-06-08
   days on market $620,000 Active 96 DOM
8. 2026-06-04
   days on market $620,000 Active 93 DOM
9. 2026-06-03
   days on market $620,000 Active 92 DOM
10. 2026-06-01
    days on market $620,000 Active 90 DOM
11. 2026-05-31
    days on market $620,000 Active 89 DOM
12. 2026-05-06
    price $620,000
13. 2026-03-03
    listed $650,000 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 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: $70,130
• − Mortgage interest: −$34,730
• − Property taxes: −$9,300
• − Insurance: −$3,100
• − Repairs & maintenance: −$5,610
• − Management: −$5,610
• − HOA: −$21,516
• − Depreciation: −$18,036
• Taxable loss: −$27,773
• Est. tax savings @ 24.0%: +$6,666
• After-tax cash flow: $-10,864/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 · 14 photos

Good 75/100 Cosmetic rehab

This property is in good condition with cosmetic updates needed. It offers a prime location and is ready for a fresh coat of paint and new flooring to enhance its value.

Repairs flagged

• Minor Paint touch-ups — Some areas of paint appear faded or chipped.
• Moderate Flooring replacement — Carpeted floors show significant wear.

Value-add opportunities

• Resale Painting and touch-up of the exterior brick facade — Fresh paint can enhance the curb appeal and market value.
• Both New flooring in the kitchen and bathrooms — New flooring can improve both the resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-ups · Some areas of paint appear faded or chipped.	Minor	$500–3,000
Flooring replacement · Carpeted floors show significant wear.	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale Painting and touch-up of the exterior brick facade — Fresh paint can enhance the curb appeal and market value. ↑
• Both New flooring in the kitchen and bathrooms — New flooring can improve both the resale and rental value. ↑

ⓘ 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): 52,971
• Household income: $140,381
• Rent vs Own: 74.9% rent · 25.1% own
• Severe rent burden: 5269.0

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 0.60)
• Race & ethnicity: White 59% Asian 20% Two or more races 11% Hispanic / Latino 11% Black 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Other Indo-European 6% 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: ▲ 2.70%
• Current HPI: 313.0343
• Rent YoY: ▲ 5.42%
• 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

-4.6% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $620,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-03 Listed $650,000 OneKey® MLS as Distributed by MLS Grid