100 West 57th St Unit 2G · New York, NY 10019

$99,900

1 bd · 1.0 ba · 850 sqft · Condo · 245 Days on market

Built 1962 $3420/mo HOA · 55% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious One-Bedroom Apartment in Prime Manhattan Location! Discover this inviting one-bedroom apartment situated on the second floor of a well-maintained building in the heart of Manhattan, New York. This charming unit features a generous layout with a bright living room, a dedicated dining area, and an eat-in kitchen equipped with sleek stainless steel appliances. The oversized bedroom provides ample space for comfort and relaxation, complemented by a full bathroom and beautiful hardwood flooring throughout. Perfectly positioned near top-rated schools, shopping centers, public transportation, and the iconic Madison Square Garden, this home offers the ideal blend of convenience and city l

Key facts

• Second floor
• Oversized bedroom
• Eat-in kitchen

Tags

• ONE-BEDROOM APARTMENT
• SECOND FLOOR
• DEDICATED DINING AREA
• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• OVERSIZED BEDROOM

Property features AI

Finance

• HOA & community: Monthly association fee (includes hot water, sewer, water, heat); Association amenities include a park; Additional monthly fee applies

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Trash collection (public)
• Home design: Stock cooperative; One-level layout; Entry level: 2
• Construction: Brick construction
• Exterior features: Brick exterior; Near public transit; Near school; Near shops; Not waterfront

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 2nd floor entry level
• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling; Other/see remarks heating
• Interior features: Eat-in kitchen; Formal dining; Granite counters; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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 (+4.2%/yr); 538 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 $6,203/mo this rent would consume 58% of the median local household income ($129k/yr) (locally 3795% 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 $4k of equity ($691 loan paydown + $4k appreciation (3.6% 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 (3.6% appreciation + 4.2% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 21y ago; this cycle's ask is 5776% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 55% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1962 — 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: 6.21% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.91%
• DSCR: 2.51
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.61% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 44.8%
• Equity multiple: 3.71×
• Total profit: $75,717
• Equity at exit: $48,376

10-year hold

• IRR: 46.2%
• Equity multiple: 8.51×
• Total profit: $210,116
• Equity at exit: $77,361

Cash invested: $27,972 (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 10019

• Home prices YoY: 1.5%
• Rents YoY: 4.2%
• Active inventory: 538
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $6,203 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$3,420
• Vacancy / Maint / Mgmt: −$1,303
• Net cashflow: $790

Break-even live

Break-even rent $5,203

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $859	-5% $825	+0% $790	+5% $756	+10% $721
Rent	-10% $300	-5% $545	+0% $790	+5% $1,035	+10% $1,280
Rate	-1.0pp $841	-0.5pp $816	base $790	+0.5pp $764	+1.0pp $738

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	22d	1	0.06mi
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	15d	2	0.09mi
55 W 55th St Unit 9AA New York, NY	2.0	1.5	1000	$6,000	$6.00	20d	1	0.11mi
40 W 55th St Unit 5D New York, NY	2.0	2.5	1070	$6,500	$6.07	25d	1	0.14mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1578	$10,000	$6.34	2d	9	0.16mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$7,500	$4.84	8d	10	0.16mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$9,250	$5.97	8d	9	0.16mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	0d	2	0.17mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$8,040	$9.34	8d	2	0.30mi
1600 Broadway #697 New York, NY	1.0–2.0	1.0	900	$5,810	$6.46	25d	3	0.42mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$5,866	$7.48	8d	1	0.44mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	8d	1	0.44mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	5d	2	0.46mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	687	$6,270	$9.12	8d	3	0.47mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$6,470	$9.67	8d	3	0.47mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,220	$8.70	0d	2	0.47mi
303 Park Ave #2203 New York, NY	1.0	1.5	796	$13,500	$16.96	8d	1	0.54mi
303 Park Ave #2321 New York, NY	1.0	1.5	808	$14,500	$17.95	8d	1	0.54mi
754 9th Ave Unit 1017471P New York, NY	1.0	1.0	538	$7,284	$13.54	8d	1	0.54mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	2d	5	0.55mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	8d	2	0.57mi
500 W 56th St #116 New York, NY	2.0	1.0–2.0	680	$6,190	$9.10	8d	3	0.67mi
227 E 57th St Unit 14C New York, NY	1.0	1.0	780	$4,750	$6.09	25d	1	0.69mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	25d	1	0.69mi
135 E 47th St New York, NY	1.0	1.0	580	$6,350	$10.94	0d	1	0.70mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	4d	9	0.71mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	22d	1	0.72mi
250 E 53rd St #403 New York, NY	1.0	1.0	823	$5,850	$7.11	25d	1	0.74mi
220 E 63rd St #567 New York, NY	1.0	1.0	800	$6,460	$8.07	21d	1	0.75mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	15d	1	0.76mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	2d	2	0.76mi
300 E 57th St #1714 New York, NY	1.0	1.0	820	$5,800	$7.07	21d	1	0.76mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	25d	2	0.76mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$6,270	$6.86	8d	3	0.77mi
250 E 49th St Unit 4A New York, NY	1.0	1.0	802	$6,400	$7.98	25d	1	0.80mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	3d	3	0.80mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	2d	1	0.81mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	8d	1	0.82mi
301 E 63rd St New York, NY	2.0	1.0	975	$6,650	$6.82	5d	1	0.83mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	22d	1	0.85mi

HOA detail condo

• Monthly dues: $3,420 · $41,040/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-10
   statusdays on market $99,900 Pending 245 DOM
2. 2026-06-01
   days on market $99,900 Active 244 DOM
3. 2026-05-31
   days on market $99,900 Active 243 DOM
4. 2026-05-12
   status Active
5. 2026-05-01
   historical
6. 2026-03-01
   status Active
7. 2026-02-28
   historical
8. 2025-12-24
   price $99,900
9. 2025-12-11
   historical $1,700
10. 2025-12-09
    listed $1,700
11. 2025-12-04
    status Active
12. 2025-12-02
    historical
13. 2025-10-20
    price $108,000
14. 2025-09-20
    price $129,000
15. 2025-09-15
    listed $139,000 Active
16. 2025-08-30
    historical
17. 2025-08-22
    price $139,000
18. 2025-07-07
    price $145,000
19. 2025-07-02
    status Active
20. 2025-07-01
    historical
21. 2025-06-02
    status Active
22. 2025-06-02
    historical
23. 2025-05-30
    price $149,000
24. 2025-05-23
    status Active
25. 2025-05-01
    historical
26. 2025-04-23
    price $152,000
27. 2025-04-01
    listed $154,900 Active
28. 2025-01-01
    historical
29. 2024-10-21
    price $154,900
30. 2024-09-18
    price $159,900
31. 2024-09-18
    price $164,900
32. 2024-09-18
    price $159,900
33. 2024-08-06
    listed $164,900 Active
34. 2024-07-05
    price $169,800
35. 2024-06-07
    price $169,900
36. 2024-05-07
    price $177,900
37. 2024-05-06
    status Active
38. 2024-05-06
    historical
39. 2024-02-05
    status Pending
40. 2024-01-17
    listed $180,000 Active
41. 2021-09-22
    listed $450,000 Active
42. 2021-06-18
    price $645,000
43. 2021-06-18
    price $475,000
44. 2021-06-17
    soldstatus
45. 2021-06-17
    soldstatus
46. 2021-03-08
    listed $450,000 Active
47. 2015-06-08
    soldstatus $635,000
48. 2015-01-19
    listed $625,000
49. 2015-01-19
    listed $625,000
50. 2007-05-10
    listed $675,000

ⓘ 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 2/10 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,442
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$5,955
• − Management: −$5,955
• − HOA: −$41,040
• − Depreciation: −$2,906
• Taxable income: $10,991
• Est. tax owed @ 24.0%: −$2,638
• After-tax cash flow: $6,847/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): 44,942
• Household income: $128,559
• Rent vs Own: 79.2% rent · 20.8% own
• Severe rent burden: 3795.0

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 0.63)
• Race & ethnicity: White 55% Asian 18% Hispanic / Latino 17% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 4%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 4%
• Foreign-born: 34% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 12% 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: ▲ 3.61%
• Current HPI: 245.1226
• Rent YoY: ▲ 4.25%
• 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

-79.8% since first listed

48 events — show timeline

• 2026-05-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-24 Price Changed $99,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-11 Rental Removed $1,700 PROPERTYWARE
• 2025-12-09 Listed for Rent $1,700 PROPERTYWARE
• 2025-12-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $108,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-20 Price Changed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-30 Price Changed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-23 Price Changed $152,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-01 Listed $154,900 OneKey® MLS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-21 Price Changed $154,900 OneKey® MLS as Distributed by MLS Grid
• 2024-09-18 Price Changed $159,900 OneKey® MLS as Distributed by MLS Grid
• 2024-09-18 Price Changed $164,900 OneKey® MLS as Distributed by MLS Grid
• 2024-09-18 Price Changed $159,900 OneKey® MLS as Distributed by MLS Grid
• 2024-08-06 Listed $164,900 OneKey® MLS as Distributed by MLS Grid
• 2024-07-05 Price Changed $169,800 OneKey® MLS as Distributed by MLS Grid
• 2024-06-07 Price Changed $169,900 OneKey® MLS as Distributed by MLS Grid
• 2024-05-07 Price Changed $177,900 OneKey® MLS as Distributed by MLS Grid
• 2024-05-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-05-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-02-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-01-17 Listed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-22 Listed $450,000 RLS at REBNY
• 2021-06-18 Price Changed $645,000 RLS at REBNY
• 2021-06-18 Price Changed $475,000 RLS at REBNY
• 2021-06-17 Sold (MLS) — RLS at REBNY
• 2021-06-17 Sold (MLS) — RLS at REBNY
• 2021-03-08 Listed $450,000 RLS at REBNY
• 2015-06-08 Sold (MLS) $635,000 RLS at REBNY
• 2015-01-19 Listed $625,000 RLS at REBNY
• 2015-01-19 Listed $625,000 RLS at REBNY
• 2007-05-10 Listed $675,000 RLS at REBNY
• 2005-02-15 Listed $495,000 RLS at REBNY