64 Macdougal St #15 · New York, NY 10012

$680,000

1 bd · 1.0 ba · 590 sqft · Condo · 341 Days on market

Built 1905 $1010/mo HOA · 14% of rent

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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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Stylish One-Bedroom Retreat in the Heart of SoHo Live at the crossroads of culture and convenience in this inviting one-bedroom, one-bathroom home nestled in the iconic SoHo neighborhood. This thoughtfully designed residence blends classic charm with modern updates, offering a tranquil retreat just steps from some of the city's most dynamic shopping, dining, and nightlife. The open-concept kitchen features sleek tile flooring and contemporary appliances, flowing seamlessly into a sunlit living room with warm hardwood floors-perfect for entertaining or unwinding at the end of the day. The spacious bedroom also showcases rich hardwood flooring and provides a serene escape from city life, co

Key facts

• Sleek tile flooring
• Open-concept kitchen
• Sunlit living room

Tags

• OPEN-CONCEPT KITCHEN
• SLEEK TILE FLOORING
• CONTEMPORARY APPLIANCES
• SUNLIT LIVING ROOM
• RICH HARDWOOD FLOORING
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Other: Pets allowed in building
• HOA & community: Monthly association fee of $1,010

Exterior

• Home design: 6-story building; Entry level at 5
• Construction: Zoning: R7-2
• Exterior features: No notable exterior features listed; North and west exposures; Has a view

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Basement: Other
• Laundry & utility: No building laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $680k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $680k).
• Recommended offer: $598k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 (+8.0%/yr); 122 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $7,481/mo this rent would consume 65% of the median local household income ($137k/yr) (locally 1775% 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 $73k of equity ($5k loan paydown + $68k appreciation (10.0% 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 (10.0% appreciation + 8.0% rent growth), your $190k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$117k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($598k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $70k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $598,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.10% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.22×
• Total profit: $423,394
• Equity at exit: $612,598

10-year hold

• IRR: 25.7%
• Equity multiple: 8.02×
• Total profit: $1,336,178
• Equity at exit: $1,321,090

Cash invested: $190,400 (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 10012

• Home prices YoY: 4.3%
• Rents YoY: 8.0%
• Active inventory: 122
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $7,481 high
• Mortgage (P&I): −$3,566
• Tax est. 1.5%: −$850 /mo · $10,200/yr
• Insurance: −$283
• HOA: −$1,010
• Vacancy / Maint / Mgmt: −$1,571
• Net cashflow: $201

Break-even live

Break-even rent $7,227

Max offer price $680,000

Occupancy floor 92%

Sensitivity live

Price	-10% $671	-5% $436	+0% $201	+5% $-34	+10% $-269
Rent	-10% $-390	-5% $-95	+0% $201	+5% $496	+10% $792
Rate	-1.0pp $543	-0.5pp $374	base $201	+0.5pp $24	+1.0pp $-155

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: $170,000
• Closing costs: $20,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	5d	2	0.09mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	22d	1	0.11mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	11d	3	0.31mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	22d	1	0.33mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,640	$9.82	0d	3	0.39mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	25d	1	0.43mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	8d	2	0.44mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	8d	2	0.51mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	8d	1	0.51mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	25d	1	0.53mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,052	$7.60	0d	1	0.59mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	5d	3	0.64mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	8d	1	0.65mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	8d	2	0.65mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	0d	2	0.73mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	4d	2	0.73mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	25d	1	0.74mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	4d	2	0.75mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	11d	3	0.76mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	0d	2	0.76mi
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	8d	13	0.77mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	2d	2	0.78mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	8d	7	0.83mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$8,935	$10.88	0d	3	0.87mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	22d	1	0.88mi
400 Chambers St #587 New York, NY	2.0	1.0–1.5	675	$7,370	$10.91	8d	3	0.99mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	25d	1	0.99mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	8d	2	1.00mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	0d	3	1.00mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	2d	2	1.00mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	5d	14	1.03mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$7,970	$9.38	2d	2	1.12mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	22d	1	1.16mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	2d	1	1.20mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	0d	13	1.20mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	4d	2	1.21mi
282 11th Ave New York, NY	2.0	1.0–2.0	960	$7,798	$8.12	0d	1	1.23mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	20	1.27mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	25d	1	1.35mi
140 Broadway Unit 1298277P New York, NY	1.0	1.0	699	$9,406	$13.46	22d	1	1.38mi

HOA detail condo

• Monthly dues: $1,010 · $12,120/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   price $680,000 Active 341 DOM
2. 2026-06-18
   days on market $700,000 Active 341 DOM
3. 2026-06-17
   days on market $700,000 Active 340 DOM
4. 2026-06-15
   days on market $700,000 Active 338 DOM
5. 2026-06-13
   days on market $700,000 Active 336 DOM
6. 2026-06-10
   days on market $700,000 Active 332 DOM
7. 2026-06-08
   days on market $700,000 Active 331 DOM
8. 2026-06-03
   days on market $700,000 Active 326 DOM
9. 2026-06-01
   days on market $700,000 Active 324 DOM
10. 2026-05-31
    days on market $700,000 Active 323 DOM
11. 2026-03-17
    status Active
12. 2026-01-02
    status Active
13. 2025-10-20
    price $700,000
14. 2025-05-16
    listed $750,000 Active
15. 2023-05-01
    price $775,000
16. 2011-04-15
    listed $465,000
17. 2011-04-15
    listed $549,000

ⓘ 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 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: $89,772
• − Mortgage interest: −$38,091
• − Property taxes: −$10,200
• − Insurance: −$3,400
• − Repairs & maintenance: −$7,182
• − Management: −$7,182
• − HOA: −$12,120
• − Depreciation: −$19,782
• Taxable loss: −$8,184
• Est. tax savings @ 24.0%: +$1,964
• After-tax cash flow: $4,372/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): 21,426
• Household income: $137,106
• Rent vs Own: 77.5% rent · 22.5% own
• Severe rent burden: 1775.0

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 (66%)
• Race & ethnicity: White 66% Asian 17% Hispanic / Latino 11% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 4% Italian 4% Scotch-Irish 3%
• Foreign-born: 28% · China, Canada, Jamaica
• Languages at home: 76% English-only · Spanish 7% Chinese 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: ▲ 11.13%
• Current HPI: 268.4394
• Rent YoY: ▲ 8.02%
• 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

+50.5% since first listed

7 events — show timeline

• 2026-03-17 Relisted — RLS at REBNY
• 2026-01-02 Relisted — RLS at REBNY
• 2025-10-20 Price Changed $700,000 RLS at REBNY
• 2025-05-16 Listed $750,000 RLS at REBNY
• 2023-05-01 Price Changed $775,000 RLS at REBNY
• 2011-04-15 Listed $549,000 RLS at REBNY
• 2011-04-15 Listed $465,000 RLS at REBNY