50 Lexington Ave · New York, NY 10010

$760,000

1 bd · 1.0 ba · 150,340 sqft · Condo public records · 14 Days on market

Built 1987

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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).

• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0

Listing remarks

SUN-DRENCHED HIGH-FLOOR 1BR IN PRIME GRAMERCY/FLATIRON Welcome to Residence 18F, a high-floor bright and airy 1-bedroom offering south-facing open city views. Located within one of the neighborhood& apos; s most sought-after condop buildings, this flexible space provides an exceptional opportunity to own or invest at the crossroads of Gramercy and Flatiron. THE BUILDING 50 Lexington is a premier full-service & quot; Condop& quot; known for its luxury amenities and flexible condo-style building policies. Residents enjoy: & acirc; & euro; & cent; 24-hr Doorman and Live-In Super & acirc; & euro; & cent; Gym & amp; Sauna & acirc; & euro;

Key facts

• Indoor swimming pool
• On-site laundry
• Built 1987

Tags

• SOUTH-FACING OPEN CITY VIEWS
• INDOOR SWIMMING POOL
• ON-SITE LAUNDRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $760k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $585k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $511k (32.7% below list).
• Recommended offer: $511k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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 (+5.1%/yr); 232 active listings in the ZIP; high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• This rent runs 42% of the median local income ($145k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $49k of equity ($5k loan paydown + $43k 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.
• By year 2, paydown + projected appreciation supports a ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.

Recommended offer $511,492 (32.7% 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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.83%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.7% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.66×
• Total profit: $139,810
• Equity at exit: $463,440

10-year hold

• IRR: 11.7%
• Equity multiple: 3.35×
• Total profit: $499,769
• Equity at exit: $828,330

Cash invested: $212,800 (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 10010

• Home prices YoY: 2.0%
• Rents YoY: 5.1%
• Active inventory: 232
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $5,115 medium
• Mortgage (P&I): −$3,986
• Tax est. 1.5%: −$950 /mo · $11,400/yr
• Insurance: −$317
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,074
• Net cashflow: $-1,211

Break-even live

Break-even rent $6,648

Max offer price $584,708

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: $190,000
• Closing costs: $22,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 11 events

1. 2026-05-12
   listed $760,000 Active
2. 2025-09-09
   historical $11,950
3. 2025-08-01
   price $11,950
4. 2025-07-25
   listed $12,500
5. 2025-01-17
   historical $5,000
6. 2025-01-17
   historical $5,000
7. 2025-01-04
   listed $5,000
8. 2024-12-21
   historical $5,500
9. 2024-12-19
   listed $5,500
10. 2024-11-14
    listed $3,850
11. 2022-12-16
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $61,379
• − Mortgage interest: −$42,572
• − Property taxes: −$11,400
• − Insurance: −$3,800
• − Repairs & maintenance: −$4,910
• − Management: −$4,910
• − Depreciation: −$22,109
• Taxable loss: −$28,323
• Est. tax savings @ 24.0%: +$6,797
• After-tax cash flow: $-7,739/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): 30,702
• Household income: $144,969
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 2470.0

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 0.57)
• Race & ethnicity: White 63% Asian 14% Black 9% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Italian 3% Scotch-Irish 2%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 4% Chinese 4% Other Indo-European 3%

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: ▲ 5.70%
• Current HPI: 293.8611
• Rent YoY: ▲ 5.08%
• 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

+19640.3% since first listed

11 events — show timeline

• 2026-05-12 Listed $760,000 FSBO.com
• 2025-09-09 Rental Removed $11,950 LISTANZA
• 2025-08-01 Price Changed $11,950 LISTANZA
• 2025-07-25 Listed for Rent $12,500 LISTANZA
• 2025-01-17 Rental Removed $5,000 REBNY
• 2025-01-17 Rental Removed $5,000 REBNY
• 2025-01-04 Listed for Rent $5,000 REBNY
• 2024-12-21 Rental Removed $5,500 LISTANZA
• 2024-12-19 Listed for Rent $5,500 REBNY
• 2024-11-14 Listed for Rent $3,850 LISTANZA
• 2022-12-16 Rental Removed — RENT.

Property tax history

+3.1%/yr

Latest (2025): $2,534,361 · +1.8% YoY. Source: county tax records.