2 E 55th St Unit 935W39 · New York, NY 10022

$280,000

2 bd · 3.0 ba · 1,262 sqft · SingleFamily · 791 Days on market

Built 1903 $2820/mo HOA · 30% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Newly Renovated! -- see video for the new look - (photos will be updated soon). Enjoy up to 49 luxurious days at the storied St. Regis Hotel in New York City. This fully furnished FRACTIONAL TIMESHARE OWNERSHIP Residence is deeded real estate, with ownership that entitles you to 28 indulgent days in a luxurious 2-bedroom/2-bath residence at The St. Regis each year, or up to 49 days depending on usage patterns of your residence. Alternatively, you may allocate some of your time through the Interchange Program at another participating Residence Club property, such as the St. Regis Residence Club in Aspen or the Phoenician in Scottsdale, Arizona. The designated Fixed Week for this offering i

Key facts

• $2,820 HOA
• Built 1903
• Listed 791 days

Property features AI

Finance

• Other: Building has 48 total units
• Financial info: Not pet-friendly (building policy: no pets)
• HOA & community: Monthly association fee of $2,820; Building amenities include common lounge, concierge, elevators, fitness center/health club, on-site management, and restaurant

Exterior

• Security: Security system; Security guard
• Home design: Located on entry level 9
• Construction: 20-story building; The St. Regis Hotel
• Exterior features: East and north exposures

Interior

• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Wet bar / bar; Chandelier; Crown molding; High ceilings; Soaking tub
• Laundry & utility: Building multiple locations for laundry; Common on-floor laundry; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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 (+8.7%/yr); 715 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 $9,320/mo this rent would consume 65% of the median local household income ($172k/yr) (locally 2256% 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 $16k of equity ($2k loan paydown + $14k appreciation (5.0% 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 (5.0% appreciation + 8.0% rent growth), your $78k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 791 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent; built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 791 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 1903 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.33% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.92%
• DSCR: 2.78
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $174,156
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 E 49th St Unit 20O	0.60mi	3/2.0 (+1)	1,163 (-8%)	24mo	$160,000	$138	30

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

Projected returns pro-forma

4.97% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 54.9%
• Equity multiple: 4.59×
• Total profit: $281,233
• Equity at exit: $158,113

10-year hold

• IRR: 56.1%
• Equity multiple: 11.57×
• Total profit: $828,625
• Equity at exit: $272,420

Cash invested: $78,400 (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 10022

• Home prices YoY: 2.4%
• Rents YoY: 8.7%
• Active inventory: 715
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $9,320 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$2,820
• Vacancy / Maint / Mgmt: −$1,957
• Net cashflow: $2,608

Break-even live

Break-even rent $6,019

Max offer price $280,000

Occupancy floor 67%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,550	$6.84	1d	2	0.10mi
40 W 55th St Unit 5D New York, NY	2.0	2.5	1070	$6,500	$6.07	24d	1	0.13mi
641 5th Ave New York, NY	1.0–2.0	2.0–2.5	1794	$16,500	$9.20	24d	2	0.15mi
55 W 55th St Unit 9AA New York, NY	2.0	1.5	1000	$6,000	$6.00	19d	1	0.16mi
135 W 52nd St Unit 25D New York, NY	2.0	2.0	1194	$9,500	$7.96	20d	1	0.32mi
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	15d	2	0.34mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$15,738	$5.72	1d	5	0.34mi
40-44 E 61st St Unit 15B New York, NY	2.0	2.0	1200	$15,000	$12.50	14d	1	0.35mi
138 E 50th St New York, NY	2.0	2.0–2.5	1432	$13,650	$9.53	24d	1	0.38mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1578	$30,000	$19.01	1d	9	0.40mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$28,750	$18.55	7d	10	0.40mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$29,625	$19.11	7d	9	0.40mi
207 E 57th St Unit 16A New York, NY	3.0	3.0	1551	$13,750	$8.87	24d	1	0.42mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$8,572	$9.76	3d	9	0.46mi
1600 Broadway #697 New York, NY	1.0–2.0	1.0	900	$9,813	$10.90	24d	3	0.49mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$8,370	$9.27	7d	2	0.50mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$14,490	$16.84	7d	2	0.52mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$7,930	$9.06	2d	3	0.55mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$7,928	$10.11	7d	1	0.57mi
323 E 51st St Unit 1024750P New York, NY	2.0–4.0	2.0–3.5	2093	$21,945	$10.48	7d	2	0.58mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	687	$8,160	$11.87	7d	3	0.58mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$7,630	$9.65	3d	3	0.60mi
322 W 57th St Unit 51M1 New York, NY	2.0	2.5	1355	$15,000	$11.07	10d	1	0.63mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$7,510	$11.23	7d	3	0.64mi
300-302 E 46th St Unit 12J New York, NY	3.0	1.0	900	$8,000	$8.89	5d	1	0.67mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	24d	2	0.67mi
400 E 57th St New York, NY	1.0–2.0	1.0–2.0	1436	$6,595	$4.59	24d	3	0.67mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$8,590	$9.51	3d	3	0.68mi
279 E 44th St #894 New York, NY	1.0	1.0	950	$7,190	$7.57	6d	1	0.69mi
301 E 63rd St New York, NY	2.0	1.0	975	$6,650	$6.82	4d	1	0.69mi
350 W 57th St Unit 14B New York, NY	1.0	1.0	1196	$7,500	$6.27	7d	1	0.70mi
420 E 54th St New York, NY	3.0	1.0–2.5	1104	$10,299	$9.32	1d	14	0.71mi
401 E 60th St Unit 37B New York, NY	3.0	3.0	1560	$10,000	$6.41	11d	1	0.73mi
2 Columbus Ave Unit 35C New York, NY	2.0	2.5	1447	$9,500	$6.57	24d	1	0.79mi
360 E 65th St #1283 New York, NY	1.0–3.0	1.0–2.0	1059	$6,815	$6.44	3d	3	0.83mi
110 E 71st St #7 New York, NY	2.0	2.0	1200	$11,500	$9.58	24d	1	0.85mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$6,420	$8.56	24d	4	0.86mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$17,070	$21.58	3d	2	0.88mi
400 5th Ave New York, NY	2.0	2.5	1302	$11,350	$8.71	4d	2	0.88mi
400 5th Ave Unit 41E New York, NY	2.0	2.5	1437	$12,750	$8.87	11d	1	0.88mi

HOA detail

• Monthly dues: $2,820 · $33,840/yr

Listing history 13 events

1. 2026-06-18
   days on market $280,000 Active 791 DOM
2. 2026-06-17
   days on market $280,000 Active 790 DOM
3. 2026-06-15
   days on market $280,000 Active 788 DOM
4. 2026-06-13
   days on market $280,000 Active 786 DOM
5. 2026-06-10
   days on market $280,000 Active 782 DOM
6. 2026-06-08
   days on market $280,000 Active 781 DOM
7. 2026-06-03
   days on market $280,000 Active 776 DOM
8. 2026-06-01
   days on market $280,000 Active 774 DOM
9. 2026-05-31
   days on market $280,000 Active 773 DOM
10. 2024-12-05
    status Active
11. 2024-05-29
    historical
12. 2024-04-14
    listed $280,000 Active
13. 2024-04-14
    listed $280,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $111,841
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$8,947
• − Management: −$8,947
• − HOA: −$33,840
• − Depreciation: −$8,145
• Taxable income: $30,676
• Est. tax owed @ 24.0%: −$7,362
• After-tax cash flow: $23,932/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): 34,049
• Household income: $172,026
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 2256.0

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 (73%)
• Race & ethnicity: White 73% Asian 12% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 5% Scotch-Irish 5% Lithuanian 2%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 6% Other Indo-European 6% Chinese 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: ▲ 4.97%
• Current HPI: 215.7225
• Rent YoY: ▲ 8.69%
• 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

+0.0% since first listed

4 events — show timeline

• 2024-12-05 Relisted — RLS at REBNY
• 2024-05-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-14 Listed $280,000 RLS at REBNY
• 2024-04-14 Listed $280,000 OneKey® MLS as Distributed by MLS Grid