290 Sixth Ave Unit 4E · New York, NY 10014

$650,000

1 bd · 1.0 ba · 800 sqft · Condo · 55 Days on market

Built 1941

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Why this score? — see what drove the B 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 +26.4/30.0
• DSCR +9.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Extra-Large Studio in the Heart of Greenwich Village Welcome home to this extra-large studio at 290 Sixth Avenue, Unit 4E, offering an ideal blend of comfort, functionality, and classic Village charm. This quiet and sun-filled home features a spacious layout that can accommodate a queen-sized bed, a separate living area, a TV setup, seating, dining, and work-from-home space. The apartment enjoys serene views overlooking charming Village townhouses and the building’s shared backyard, creating a peaceful retreat in the middle of downtown Manhattan. The oversized U-shaped kitchen is both practical and inviting, complete with generous counter space and a breakfast bar for casual dining.

Key facts

• Extra-large studio
• Windowed bathroom
• Spacious layout

Tags

• EXTRA-LARGE STUDIO
• SPACIOUS LAYOUT
• OVERSIZED U-SHAPED KITCHEN
• GENEROUS COUNTER SPACE
• BREAKFAST BAR
• WINDOWED BATHROOM

Property features AI

Exterior

• Parking: No carport; Parking features: waitlist
• Utilities: Sewer: other; Utilities: see remarks
• Home design: Stock cooperative
• Construction: Other construction materials; Other foundation details
• Exterior features: Non-waterfront; See remarks for utilities

Interior

• Kitchen: Dishwasher
• Bedrooms: 1 room total (entry level: 4)
• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling; Other type of heating
• Interior features: Eat-in kitchen; Washer/dryer hookup; Basement with storage space (see remarks)
• Laundry & utility: Laundry room; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $650k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $650k).
• Recommended offer: $630k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+7.1%/yr); 197 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 $7,839/mo this rent would consume 53% of the median local household income ($176k/yr) (locally 2282% 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 $42k of equity ($4k loan paydown + $38k appreciation (5.8% 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 (5.8% appreciation + 7.1% rent growth), your $182k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $630,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.79% appreciation · 7.13% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.77×
• Total profit: $321,781
• Equity at exit: $399,809

10-year hold

• IRR: 26.9%
• Equity multiple: 6.20×
• Total profit: $945,551
• Equity at exit: $717,551

Cash invested: $182,000 (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 10014

• Home prices YoY: 3.0%
• Rents YoY: 7.1%
• Active inventory: 197
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $7,839 high
• Mortgage (P&I): −$3,409
• Tax est. 1.5%: −$812 /mo · $9,750/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,646
• Net cashflow: $1,701

Break-even live

Break-even rent $5,686

Max offer price $650,000

Occupancy floor 73%

Sensitivity live

Price	-10% $2,150	-5% $1,926	+0% $1,701	+5% $1,476	+10% $1,252
Rent	-10% $1,082	-5% $1,391	+0% $1,701	+5% $2,011	+10% $2,320
Rate	-1.0pp $2,028	-0.5pp $1,866	base $1,701	+0.5pp $1,533	+1.0pp $1,361

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: $162,500
• Closing costs: $19,500
• 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	0.07mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	11d	3	0.20mi
10 Sheridan Sq #949 New York, NY	2.0	2.0	1000	$12,050	$12.05	21d	1	0.23mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,680	$9.89	2d	3	0.28mi
10 5th Ave Unit 1255906P New York, NY	2.0	1.0	990	$12,196	$12.32	5d	2	0.33mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	8d	2	0.34mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	8d	2	0.39mi
3 E 9th St Unit 1541442P New York, NY	1.0–2.0	1.0	1119	$11,796	$10.54	5d	2	0.40mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	25d	1	0.40mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	8d	1	0.41mi
302 W 11th St #990 New York, NY	2.0–3.0	1.0–2.0	1050	$8,360	$7.96	4d	2	0.45mi
401 West St Unit 5A New York, NY	1.0	2.0	811	$39,500	$48.71	22d	1	0.48mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	8d	2	0.52mi
540 6th Ave Unit 6A New York, NY	1.0	1.0	793	$8,450	$10.66	8d	1	0.61mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	4d	2	0.62mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$9,200	$10.90	2d	2	0.63mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	2d	2	0.66mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,078	$7.62	1d	1	0.66mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	11d	3	0.69mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,740	$11.72	2d	2	0.70mi
16 Spring St Unit GROUND New York, NY	—	1.0	850	$20,000	$23.53	25d	1	0.71mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	4d	2	0.71mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	5d	3	0.72mi
166 2nd Ave Unit 9KK New York, NY	2.0	1.5	950	$8,100	$8.53	8d	1	0.82mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,505	$12.01	2d	3	0.86mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	25d	1	0.87mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	5d	14	0.90mi
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	8d	13	0.91mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	8d	7	0.96mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	25d	1	0.97mi
120 W 23rd St #693 New York, NY	2.0	2.0	900	$10,140	$11.27	21d	1	1.00mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$9,000	$10.96	2d	3	1.00mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	8d	2	1.07mi
500 W 18th St Unit EAST_16C New York, NY	1.0	1.5	921	$14,500	$15.74	1d	1	1.07mi
500 W 18th St Unit 10D New York, NY	1.0	1.0	957	$10,750	$11.23	10d	1	1.07mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	1d	12	1.07mi
400 Chambers St #587 New York, NY	2.0	1.0–1.5	675	$7,370	$10.91	8d	3	1.09mi
282 11th Ave New York, NY	2.0	1.0–2.0	960	$7,858	$8.18	1d	1	1.09mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	2d	2	1.10mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	22d	1	1.12mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   price $650,000 Active 55 DOM
2. 2026-06-18
   days on market $750,000 Active 55 DOM
3. 2026-06-17
   days on market $750,000 Active 54 DOM
4. 2026-06-16
   days on market $750,000 Active 53 DOM
5. 2026-06-15
   days on market $750,000 Active 52 DOM
6. 2026-06-13
   days on market $750,000 Active 50 DOM
7. 2026-06-10
   days on market $750,000 Active 46 DOM
8. 2026-06-08
   days on market $750,000 Active 45 DOM
9. 2026-06-08
   days on market $750,000 Active 44 DOM
10. 2026-06-04
    days on market $750,000 Active 41 DOM
11. 2026-06-03
    days on market $750,000 Active 40 DOM
12. 2026-06-01
    days on market $750,000 Active 38 DOM
13. 2026-05-31
    days on market $750,000 Active 37 DOM
14. 2026-04-24
    listed $760,000 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: $94,072
• − Mortgage interest: −$36,410
• − Property taxes: −$9,750
• − Insurance: −$3,250
• − Repairs & maintenance: −$7,526
• − Management: −$7,526
• − Depreciation: −$18,909
• Taxable income: $10,702
• Est. tax owed @ 24.0%: −$2,568
• After-tax cash flow: $17,845/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): 29,230
• Household income: $176,395
• Rent vs Own: 69.6% rent · 30.4% own
• Severe rent burden: 2282.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 8% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Lithuanian 4%
• Foreign-born: 19% · Canada, China, Dominican Republic
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▲ 5.79%
• Current HPI: 200.1796
• Rent YoY: ▲ 7.13%
• 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

1 event — show timeline

• 2026-04-24 Listed $760,000 OneKey® MLS as Distributed by MLS Grid