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290 Sixth Ave Unit 4E
A Composite 85.98
Why this score? — see what drove the A 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
  • ARV discount +15.0/15.0
  • DSCR +9.0/10.0
  • Schools +9.0/10.0
  • Appreciation +7.9/10.0
  • 1% rule +7.0/10.0
  • Rent growth +4.3/5.0
  • Livability +3.8/5.0
  • Condition / age +3.8/5.0

$650,000

290 Sixth Ave Unit 4E · New York, NY 10014
1 bd · 1.0 ba · 800 sqft · Townhouse · 104 Days on market
Built 1941 Good condition $812/sqft · 41% below area Est $1.109M · 41% under ↓ 14% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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 STUDIOSPACIOUS LAYOUTOVERSIZED U-SHAPED KITCHENGENEROUS COUNTER SPACEBREAKFAST BARWINDOWED BATHROOM

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath townhouse listed at $650k. Condition is rated good.

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: $592k (9.0% below list) — sets the bar for market timing.
  • Cap rate 9.4% vs local median 2.7% 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.
  • Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
  • Market conditions: Rents rising fast (+7.1%/yr); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 35d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
  • At $7,824/mo this rent would consume 53% of the median local household income ($176k/yr) — 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 104 days — a 9% lower offer ($592k) 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 $591,500 (9.0% below list)

Questions for the listing agent

  1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

1% rule
1.20%
Cap rate
9.41%
Cash-on-cash
11.13%
DSCR
1.50
GRM
6.9

CMA / ARV

ARV (median comp)
$1,109,260
List price
$650,000
Delta
-41.40%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 10 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
20 E 9th St Unit 14O 0.38mi 1/1.5 887 (+11%) 0mo $1,600,000 $1,804 62
201 E 21st St Unit PHJ 1.07mi 1/1.0 797 (-0%) 18mo $585,000 $734 50
49 E 12th St Unit 5A 0.58mi 1/1.0 750 (-6%) 20mo $790,000 $1,053 46
317 E 14th St Unit 1295151P 0.93mi 2/2.0 (+1) 800 (0%) 15mo $214,000 $268 44
295 Greenwich St Unit 8X 1.09mi 1/1.0 736 (-8%) 18mo $228,000 $310 36
299 E 11th St Unit 3B 0.82mi 2/1.5 (+1) 870 (+9%) 16mo $125,000 $144 30
142 E 16th St Unit 4D 0.84mi 1/1.0 900 (+12%) 18mo $682,000 $758 29
231 E 13th St Unit 6E 0.81mi 2/1.0 (+1) 900 (+12%) 20mo $154,900 $172 22
110 Forsyth St #15 0.90mi 2/1.0 (+1) 928 (+16%) 17mo $170,000 $183 21
67 E 2nd St Unit 14 0.76mi 2/2.0 (+1) 942 (+18%) 18mo $417,000 $443 16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold
IRR
26.4%
Equity multiple
2.76×
Total profit
$320,915
Equity at exit
$399,809
10-year hold
IRR
26.8%
Equity multiple
6.18×
Total profit
$943,464
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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
125 active · 10 under contract
Months of supply
750.0 mo (0%/mo absorbed)
Median asking
$1,375,000 ($1746/sqft)
Median days on market
83 d
This list price
1% of active listings are priced below it
ARV vs active asking
-20.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10014

Home prices YoY
3.0%
Rents YoY
7.1%
Active inventory
228
Price-to-rent
6.9×

Monthly cashflow live

Estimated rent
$7,824 high interval (Pro) →
Mortgage (P&I)
$3,409
Tax est. 1.5%
$812 /mo · $9,750/yr
Insurance
$271
HOA
$0
Vacancy / Maint / Mgmt
$1,643
Net cashflow
$1,689

Break-even live

Break-even rent $5,686
Max offer price $650,000
Occupancy floor 73%

Sensitivity live

Price -10% $2,138 -5% $1,913 +0% $1,689 +5% $1,464 +10% $1,239
Rent -10% $1,071 -5% $1,380 +0% $1,689 +5% $1,998 +10% $2,307
Rate -1.0pp $2,016 -0.5pp $1,854 base $1,689 +0.5pp $1,520 +1.0pp $1,349

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

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
10 Downing St #131 New York, NY 1.0 1.0 731 $9,050 $12.38 53d 2 0.07mi
52 Barrow St #2123 New York, NY 1.0–2.0 1.0 547 $5,150 $9.41 4d 3 0.20mi
10 Sheridan Sq #949 New York, NY 2.0 2.0 1000 $12,050 $12.05 70d 1 0.23mi
120 Christopher St #1886 New York, NY 1.0–2.0 1.0 574 $5,760 $10.03 34d 3 0.28mi
77 Charlton St New York, NY 2.0 2.0–2.5 1079 $14,225 $13.18 10d 2 0.30mi
10 5th Ave Unit 1255906P New York, NY 2.0 1.0 990 $12,196 $12.32 54d 2 0.33mi
139 Christopher St Unit 1021914P New York, NY 1.0–2.0 1.0 667 $5,340 $8.01 57d 2 0.34mi
535 Hudson St #1032 New York, NY 1.0–2.0 1.0 550 $5,840 $10.62 21d 2 0.39mi
3 E 9th St Unit 1541442P New York, NY 1.0–2.0 1.0 1119 $11,796 $10.54 54d 2 0.40mi
87 Perry St New York, NY 2.0 2.0 748 $18,500 $24.73 73d 1 0.40mi
140 Charles St Unit 14A New York, NY 1.0 1.0 648 $8,000 $12.35 57d 1 0.41mi
302 W 11th St #990 New York, NY 2.0–3.0 1.0–2.0 1050 $8,290 $7.90 0d 2 0.45mi
401 West St Unit 5A New York, NY 1.0 2.0 811 $39,500 $48.71 71d 1 0.48mi
290 W 12th St #1592 New York, NY 1.0–2.0 1.0–2.0 515 $7,110 $13.81 57d 2 0.52mi
540 6th Ave Unit 6A New York, NY 1.0 1.0 793 $8,450 $10.66 57d 1 0.61mi
108 W 15th St #205 New York, NY 1.0–2.0 1.0 697 $5,860 $8.40 2d 2 0.62mi
130 W 15th St #1383 New York, NY 1.0–2.0 1.0–2.0 844 $8,150 $9.66 0d 2 0.63mi
101 W 15th St New York, NY 1.0 1.0 617 $9,560 $15.48 10d 2 0.66mi
11 E 1st St New York, NY 2.0 1.0–2.0 1060 $8,440 $7.96 0d 1 0.66mi
1 Union Sq S #1174 New York, NY 2.0 1.0–2.0 781 $9,315 $11.93 0d 3 0.69mi
101 E 10th St #1153 New York, NY 1.0–2.0 1.0–2.0 575 $6,210 $10.80 1d 2 0.70mi
16 Spring St Unit GROUND New York, NY 1.0 850 $20,000 $23.53 73d 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 52d 2 0.71mi
229 Chrystie St New York, NY 1.0–2.0 1.0–2.0 810 $5,260 $6.49 10d 3 0.72mi
166 2nd Ave Unit 9KK New York, NY 2.0 1.5 950 $8,100 $8.53 57d 1 0.82mi
180 W 20th St #1202 New York, NY 2.0 1.0–2.0 791 $8,585 $10.85 0d 3 0.86mi
120 Mulberry St Unit 1257050P New York, NY 2.0 1.0 645 $12,372 $19.18 73d 1 0.87mi
120 W 21st St New York, NY 2.0 1.0–2.0 648 $7,225 $11.14 3d 12 0.90mi
88 Leonard St New York, NY 1.0 1.0 598 $7,966 $13.32 57d 13 0.91mi
111 Worth St New York, NY 1.0–2.0 1.0–2.0 747 $6,077 $8.14 57d 7 0.96mi
209 1st Ave Unit 1370708P New York, NY 1.0 1.0 602 $12,000 $19.93 73d 1 0.97mi
120 W 23rd St #693 New York, NY 2.0 2.0 900 $10,140 $11.27 70d 1 1.00mi
105 Duane St #183 New York, NY 2.0 1.0 653 $7,775 $11.90 16d 3 1.00mi
171 Suffolk St #1265 New York, NY 1.0–2.0 1.0 725 $7,030 $9.70 1d 2 1.07mi
500 W 18th St Unit 10D New York, NY 1.0 1.0 957 $10,750 $11.23 59d 1 1.07mi
500 W 18th St Unit EAST_16C New York, NY 1.0 1.5 921 $14,500 $15.74 0d 1 1.07mi
160 W 24th St New York, NY 1.0–2.0 1.0–2.0 830 $6,528 $7.86 0d 16 1.07mi
400 Chambers St #587 New York, NY 1.0–2.0 1.0 700 $8,370 $11.96 1d 2 1.09mi
282 11th Ave New York, NY 2.0 1.0–2.0 960 $7,308 $7.61 0d 1 1.09mi
125 Delancey St #1523 New York, NY 1.0–2.0 1.0–2.0 850 $7,960 $9.36 25d 2 1.10mi

Property features AI

Exterior

Parking
No carportParking features: waitlist
Utilities
Sewer: otherUtilities: see remarks
Home design
Stock cooperativeEntry level is 4
Construction
Construction materials: otherFoundation: otherBasement with storage space (see remarks)
Exterior features
No waterfrontUtilities: see remarks

Interior

Kitchen
Dishwasher
Bedrooms
1 room totalBasement level listed (see Basement notes)
Bathrooms
1 full bathroom
Heating & cooling
No central coolingOther heating type
Interior features
Eat-in kitchenWasher/dryer hookup
Laundry & utility
Dedicated laundry roomWasher/dryer hookup

Listing history 50 events

  1. 2026-08-06
    days on market $650,000 Active 104 DOM
  2. 2026-08-05
    days on market $650,000 Active 103 DOM
  3. 2026-08-04
    days on market $650,000 Active 102 DOM
  4. 2026-08-03
    days on market $650,000 Active 101 DOM
  5. 2026-07-31
    days on market $650,000 Active 98 DOM
  6. 2026-07-30
    days on market $650,000 Active 97 DOM
  7. 2026-07-30
    days on market $650,000 Active 96 DOM
  8. 2026-07-26
    days on market $650,000 Active 93 DOM
  9. 2026-07-24
    days on market $650,000 Active 91 DOM
  10. 2026-07-23
    days on market $650,000 Active 90 DOM
  11. 2026-07-22
    days on market $650,000 Active 89 DOM
  12. 2026-07-21
    days on market $650,000 Active 88 DOM
  13. 2026-07-20
    days on market $650,000 Active 87 DOM
  14. 2026-07-18
    days on market $650,000 Active 85 DOM
  15. 2026-07-18
    days on market $650,000 Active 84 DOM
  16. 2026-07-16
    days on market $650,000 Active 83 DOM
  17. 2026-07-14
    days on market $650,000 Active 81 DOM
  18. 2026-07-14
    days on market $650,000 Active 80 DOM
  19. 2026-07-13
    days on market $650,000 Active 79 DOM
  20. 2026-07-11
    days on market $650,000 Active 78 DOM
  21. 2026-07-10
    days on market $650,000 Active 77 DOM
  22. 2026-07-09
    days on market $650,000 Active 76 DOM
  23. 2026-07-07
    days on market $650,000 Active 74 DOM
  24. 2026-07-06
    days on market $650,000 Active 73 DOM
  25. 2026-07-05
    days on market $650,000 Active 71 DOM
  26. 2026-07-03
    days on market $650,000 Active 70 DOM
  27. 2026-07-02
    days on market $650,000 Active 69 DOM
  28. 2026-07-01
    days on market $650,000 Active 68 DOM
  29. 2026-06-30
    days on market $650,000 Active 67 DOM
  30. 2026-06-29
    days on market $650,000 Active 66 DOM
  31. 2026-06-28
    days on market $650,000 Active 65 DOM
  32. 2026-06-27
    days on market $650,000 Active 64 DOM
  33. 2026-06-26
    days on market $650,000 Active 63 DOM
  34. 2026-06-24
    days on market $650,000 Active 61 DOM
  35. 2026-06-22
    days on market $650,000 Active 59 DOM
  36. 2026-06-21
    days on market $650,000 Active 58 DOM
  37. 2026-06-18
    price $650,000 Active 55 DOM
  38. 2026-06-18
    days on market $750,000 Active 55 DOM
  39. 2026-06-17
    days on market $750,000 Active 54 DOM
  40. 2026-06-16
    days on market $750,000 Active 53 DOM
  41. 2026-06-15
    days on market $750,000 Active 52 DOM
  42. 2026-06-13
    days on market $750,000 Active 50 DOM
  43. 2026-06-10
    days on market $750,000 Active 46 DOM
  44. 2026-06-08
    days on market $750,000 Active 45 DOM
  45. 2026-06-08
    days on market $750,000 Active 44 DOM
  46. 2026-06-04
    days on market $750,000 Active 41 DOM
  47. 2026-06-03
    days on market $750,000 Active 40 DOM
  48. 2026-06-01
    days on market $750,000 Active 38 DOM
  49. 2026-05-31
    days on market $750,000 Active 37 DOM
  50. 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$93,882
− Mortgage interest
−$36,410
− Property taxes
−$9,750
− Insurance
−$3,250
− Repairs & maintenance
−$7,511
− Management
−$7,511
− Depreciation
−$18,909
Taxable income
$10,542
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$2,530
After-tax cash flow
$17,733/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $4,000–$12,000 screening

This extra-large studio in Greenwich Village is in good condition with a good layout and ample space. It's ready for a fresh coat of paint and some window cleaning to enhance its curb appeal and property value.

Value-add opportunities

  • Both Paint exterior walls — Enhances curb appeal and property value
  • Both Clean windows — Improves natural light and overall appearance

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

A Composite school gradezoned avg 90/100

Zoned Schools

Elementary Ps 3 Charrette School A+ NY #69/2,108 Nat'l #338/41,679 Middle Mott Hall Bridges Academy High Frank Mccourt High School A+ NY #158/1,100 Nat'l #260/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 75/100

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 · 1,825,725 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
9% of renters

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

Price history

-14.5% since first listed
3 events — show timeline
  • 2026-06-18 Price Changed $650,000 OneKey® MLS as Distributed by MLS Grid
  • 2026-05-28 Price Changed $750,000 OneKey® MLS as Distributed by MLS Grid
  • 2026-04-24 Listed $760,000 OneKey® MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…