141 E 3rd St Unit 3A · New York, NY 10009

$525,000

1 bd · 1.0 ba · 550 sqft · Condo · 83 Days on market

Built 1929 $1265/mo HOA · 28% of rent ↓ 12% since listing

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.6/30.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

PLEASE REACH OUT AND LET ME KNOW YOU'RE COMING BY. Welcome to Residence 3A at 341 East 3rd Street, a one-bedroom co-op in Ageloff Towers, a pre-war building with a striking Art Deco lobby. The apartment features oversized west-facing windows, 9.5-foot ceilings, and Art Deco inlay floors. The living area accommodates both seating and dining. Beyond the entry foyer, the living space includes a vintage Pullman kitchen with a new stainless steel refrigerator and stove, plus a seating island with added storage. The bedroom fits a king-size bed and includes Jack-and-Jill closets. There are three closets total. The bathroom includes a soaking tub and is ready for your personal touch. Ageloff T

Key facts

• Roof deck
• Soaking tub
• Courtyard garden

Tags

• OVERSIZED WEST-FACING WINDOWS
• VINTAGE PULLMAN KITCHEN
• SOAKING TUB
• ROOF DECK
• COURTYARD GARDEN
• FITNESS ROOM

Property features AI

Finance

• Other: Pets allowed in the building
• HOA & community: Monthly association fee

Exterior

• Home design: Located in a 12-story building; Entry on level 3; Building name: Ageloff Towers
• Exterior features: No notable exterior features listed; Zoned R7A

Interior

• Bedrooms: 3 total rooms (includes living space and bedrooms)
• Bathrooms: 1 full bathroom
• Interior features: Has a basement; Building offers storage, bike storage, common playroom, and game room; Has a view
• Laundry & utility: Building laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $525k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (36.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $451k (14.1% below list).
• Recommended offer: $332k (36.7% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 2.6% in New York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+7.5%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $4,510/mo this rent would consume 58% of the median local household income ($93k/yr) (locally 5275% 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 $56k of equity ($4k loan paydown + $52k 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.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($494k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent; built in 1929 — 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 $332,478 (36.7% 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. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.86% ✗
• Cap rate: 3.25%
• Cash-on-cash: -10.86%
• DSCR: 0.52
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 7.48% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $223,281
• Equity at exit: $472,962

10-year hold

• IRR: 18.4%
• Equity multiple: 6.29×
• Total profit: $777,421
• Equity at exit: $1,019,960

Cash invested: $147,000 (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 10009

• Home prices YoY: 2.2%
• Rents YoY: 7.5%
• Active inventory: 87
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,510 medium
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$1,265
• Vacancy / Maint / Mgmt: −$947
• Net cashflow: $-1,330

Break-even live

Break-even rent $6,194

Max offer price $332,478

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	7d	2	0.18mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	22d	1	0.20mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	4d	3	0.34mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,078	$7.62	1d	1	0.36mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	1d	2	0.43mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	24d	1	0.46mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	3d	2	0.47mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$7,970	$9.38	1d	2	0.48mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,740	$11.72	1d	2	0.51mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	22d	1	0.71mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	7d	1	0.71mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	10d	3	0.75mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	24d	1	0.80mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	2d	1	0.88mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	22d	1	0.91mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	22d	1	0.99mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	4d	2	1.00mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	3d	2	1.01mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	6d	1	1.08mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	24d	1	1.10mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	7d	7	1.11mi
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	7d	13	1.14mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,218	$7.02	1d	33	1.15mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	3d	2	1.16mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	1d	2	1.17mi
187 Kent Ave #1730 Brooklyn, NY	1.0	1.0	500	$5,750	$11.50	6d	1	1.17mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	10d	3	1.17mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$9,200	$10.90	1d	2	1.19mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$9,000	$10.96	1d	3	1.24mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,680	$9.89	1d	3	1.25mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	24d	1	1.30mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	7d	2	1.32mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	4d	14	1.34mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	7d	2	1.34mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$3,610	$5.16	24d	2	1.35mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	7d	2	1.37mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,505	$12.01	1d	3	1.38mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	7d	1	1.38mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	1d	2	1.39mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$5,920	$7.64	2d	3	1.41mi

HOA detail condo

• Monthly dues: $1,265 · $15,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $525,000 Active 83 DOM
2. 2026-06-17
   days on market $525,000 Active 82 DOM
3. 2026-06-15
   days on market $525,000 Active 80 DOM
4. 2026-06-13
   days on market $525,000 Active 78 DOM
5. 2026-06-10
   days on market $525,000 Active 74 DOM
6. 2026-06-08
   days on market $525,000 Active 73 DOM
7. 2026-06-08
   days on market $525,000 Active 72 DOM
8. 2026-06-04
   days on market $525,000 Active 69 DOM
9. 2026-06-03
   days on market $525,000 Active 68 DOM
10. 2026-06-01
    days on market $525,000 Active 66 DOM
11. 2026-05-31
    days on market $525,000 Active 65 DOM
12. 2026-03-27
    listed $525,000 Active
13. 2025-07-08
    price $599,000

ⓘ 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: $54,117
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,329
• − Management: −$4,329
• − HOA: −$15,180
• − Depreciation: −$15,273
• Taxable loss: −$24,903
• Est. tax savings @ 24.0%: +$5,977
• After-tax cash flow: $-9,989/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): 60,209
• Household income: $92,876
• Rent vs Own: 89.6% rent · 10.4% own
• Severe rent burden: 5275.0

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 0.66)
• Race & ethnicity: White 51% Hispanic / Latino 24% Asian 13% Two or more races 11% Black 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Cuban 2% Dominican 5%
• Common ancestry: Romanian 3% Subsaharan African 2% Scotch-Irish 2%
• Foreign-born: 25% · China, Canada, Jamaica
• Languages at home: 64% English-only · Spanish 18% Chinese 8% 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: ▲ 10.20%
• Current HPI: 473.6656
• Rent YoY: ▲ 7.48%
• 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

-12.4% since first listed

2 events — show timeline

• 2026-03-27 Listed $525,000 RLS at REBNY
• 2025-07-08 Price Changed $599,000 RLS at REBNY