63 E 9th St Unit 3M · New York, NY 10003

$1,025,000

1 bd · 1.0 ba · 850 sqft · Condo · 38 Days on market

Built 1955 Good condition $1761/mo HOA · 21% of rent

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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 +9.7/10.0
• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to Residence 3M at the Randall House, a highly regarded full-service cooperative with condominium rules in the heart of Greenwich Village. The M line is among the building’s most coveted and rarely available one-bedroom layouts, prized for its exceptional light and wide expanse of windows. Its defining feature—a windowed alcove dining area—enhances both livability and flexibility, filling the home with beautiful eastern light and charming peekaboo views of Grace Church. Currently in estate condition, the apartment presents a compelling opportunity to create a residence tailored to your vision. The layout is efficient and highly adaptable, with the windowed alcove e

Key facts

• 24 hour doorman
• Pet friendly policy
• Abundant storage

Tags

• WINDOWED ALCOVE DINING AREA
• ABUNDANT STORAGE
• 24 HOUR DOORMAN
• LAUNDRY ON THE SAME FLOOR
• PET FRIENDLY POLICY
• IMMEDIATE SUBLETTING PERMITTED

Property features AI

Finance

• Other: Pets allowed in building
• Financial info: Building contains 229 total units
• HOA & community: Monthly association fee of $1,761

Exterior

• Parking: Has garage
• Utilities: Cooling provided by wall/window units
• Home design: Located on entry level 3; 14-story building (The Randall House)
• Construction: Elevator-equipped building
• Exterior features: Garage(s); East exposure

Interior

• Kitchen: Galley kitchen
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units
• Interior features: Entrance foyer; Elevator access; Galley kitchen; Unfurnished; Hardwood floors
• Laundry & utility: Shared laundry on the floor (common)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $1.02M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $684k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $821k (19.9% below list).
• Recommended offer: $684k (33.3% below list) — sets the bar for cash-flow.
• Cap rate 3.5% 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 (+9.2%/yr); 361 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 $8,213/mo this rent would consume 64% of the median local household income ($154k/yr) (locally 3480% 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 $103k of equity ($7k loan paydown + $96k appreciation (9.3% 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 ~$165k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($994k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent; built in 1955 — 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 $684,032 (33.3% 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 38 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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. 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. 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?
10. 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.
11. 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.
12. 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: 0.80% ✗
• Cap rate: 3.53%
• Cash-on-cash: -9.85%
• DSCR: 0.56
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.32% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.41×
• Total profit: $405,305
• Equity at exit: $872,902

10-year hold

• IRR: 18.0%
• Equity multiple: 5.92×
• Total profit: $1,410,728
• Equity at exit: $1,831,178

Cash invested: $287,000 (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 10003

• Home prices YoY: 3.4%
• Rents YoY: 9.2%
• Active inventory: 361
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $8,213 high
• Mortgage (P&I): −$5,375
• Tax est. 1.5%: −$1,281 /mo · $15,375/yr
• Insurance: −$427
• HOA: −$1,761
• Vacancy / Maint / Mgmt: −$1,725
• Net cashflow: $-2,356

Break-even live

Break-even rent $11,196

Max offer price $684,032

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: $256,250
• Closing costs: $30,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 E 9th St Unit 1541442P New York, NY	1.0–2.0	1.0	1119	$11,796	$10.54	5d	2	0.13mi
10 5th Ave Unit 1255906P New York, NY	2.0	1.0	990	$12,196	$12.32	5d	2	0.19mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	10d	3	0.21mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,740	$11.72	1d	2	0.24mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	3d	2	0.27mi
166 2nd Ave Unit 9KK New York, NY	2.0	1.5	950	$8,100	$8.53	7d	1	0.38mi
540 6th Ave Unit 6A New York, NY	1.0	1.0	793	$8,450	$10.66	7d	1	0.43mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	3d	2	0.48mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	1d	2	0.48mi
10 Sheridan Sq #949 New York, NY	2.0	2.0	1000	$12,050	$12.05	20d	1	0.49mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$9,200	$10.90	1d	2	0.50mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	24d	1	0.51mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,078	$7.62	1d	1	0.53mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	4d	2	0.55mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	4d	3	0.60mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	10d	3	0.62mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	21d	1	0.62mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	2d	1	0.65mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	24d	1	0.66mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,680	$9.89	1d	3	0.66mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	3d	2	0.67mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	4d	14	0.69mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	7d	2	0.69mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,505	$12.01	1d	3	0.71mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	7d	2	0.72mi
302 W 11th St #990 New York, NY	2.0–3.0	1.0–2.0	1050	$8,360	$7.96	3d	2	0.74mi
16 Spring St Unit GROUND New York, NY	—	1.0	850	$20,000	$23.53	24d	1	0.75mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	7d	2	0.75mi
120 W 23rd St #693 New York, NY	2.0	2.0	900	$10,140	$11.27	20d	1	0.76mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	7d	1	0.79mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	7d	2	0.84mi
776 6th Ave New York, NY	2.0	1.0–2.0	756	$7,743	$10.24	1d	18	0.87mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	1d	12	0.87mi
401 West St Unit 5A New York, NY	1.0	2.0	811	$39,500	$48.71	21d	1	0.89mi
241 5th Ave Unit 11A New York, NY	2.0	2.0	991	$8,995	$9.08	24d	1	0.90mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	24d	1	0.92mi
10 E 29th St New York, NY	1.0–3.0	1.0–3.0	1323	$6,283	$4.75	1d	4	0.95mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	1d	2	0.99mi
117 W 28th St #1467 New York, NY	1.0	2.0	1000	$8,760	$8.76	24d	1	1.01mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	24d	1	1.02mi

HOA detail condo

• Monthly dues: $1,761 · $21,132/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $1,025,000 Active 38 DOM
2. 2026-06-17
   days on market $1,025,000 Active 37 DOM
3. 2026-06-16
   days on market $1,025,000 Active 36 DOM
4. 2026-06-15
   days on market $1,025,000 Active 35 DOM
5. 2026-06-13
   days on market $1,025,000 Active 33 DOM
6. 2026-06-10
   days on market $1,025,000 Active 29 DOM
7. 2026-06-08
   days on market $1,025,000 Active 28 DOM
8. 2026-06-08
   days on market $1,025,000 Active 27 DOM
9. 2026-06-04
   days on market $1,025,000 Active 24 DOM
10. 2026-06-03
    days on market $1,025,000 Active 23 DOM
11. 2026-06-01
    days on market $1,025,000 Active 21 DOM
12. 2026-05-31
    days on market $1,025,000 Active 20 DOM
13. 2026-05-11
    listed $1,025,000 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: $98,555
• − Mortgage interest: −$57,416
• − Property taxes: −$15,375
• − Insurance: −$5,125
• − Repairs & maintenance: −$7,884
• − Management: −$7,884
• − HOA: −$21,132
• − Depreciation: −$29,818
• Taxable loss: −$46,080
• Est. tax savings @ 24.0%: +$11,059
• After-tax cash flow: $-17,217/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 · 12 photos

Good 80/100 Cosmetic rehab

This one-bedroom condo at the Randall House is in excellent condition with good curb appeal and efficient layout. Minor touch-ups and updates can significantly enhance its resale and rental value.

Value-add opportunities

• Resale Paint the walls — Fresh paint enhances curb appeal and interior aesthetics
• Rental Replace the curtains — New curtains improve the rental appeal
• Both Install a smart thermostat — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Rental Replace the curtains — New curtains improve the rental appeal ↑
• Both Install a smart thermostat — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 53,560
• Household income: $154,262
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3480.0

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 18% Hispanic / Latino 10% Two or more races 8% Black 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Scotch-Irish 5% Romanian 5% Lithuanian 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 5% Chinese 4% French/Haitian/Cajun 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: ▲ 9.32%
• Current HPI: 284.9232
• Rent YoY: ▲ 9.24%
• 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

• 2026-05-11 Listed $1,025,000 RLS at REBNY