529 E 12th St Unit C5 · New York, NY 10009

$499,000

2 bd · 1.0 ba · 550 sqft · Condo · 85 Days on market

Built 1901 Fair condition ↓ 11% since listing

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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 +21.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0

Listing remarks

RENTING ALLOWED! Welcome to this charming two-bedroom, one-bathroom HDFC co-op apartment nestled in the heart of the highly sought-after East Village, near Tompkins Square Park, NYC. Situated on a quiet, tree-lined block, this home offers the perfect balance of peaceful living and vibrant city energy, with an eclectic mix of restaurants, bars, and community gardens right outside your door. Located on the third floor of a well-maintained pre-war walk-up building, the apartment features a functional layout with great natural light and endless potential. This is a great option for buyers to customize and create their ideal living space. Residents enjoy access to convenient amenities includi

Key facts

• Built 1901
• Listed 84 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; No utilities listed
• Home design: Stock cooperative
• Construction: Other construction materials; Other foundation details
• Exterior features: No waterfront

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Entry level: 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/Window unit(s) cooling; Heating: see remarks
• Interior features: Walk-through kitchen; Pets allowed

🏢 Co-op / cooperative unit. The $499,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $499k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $499k).
• Recommended offer: $469k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+7.5%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $5,267/mo this rent would consume 68% 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 $53k of equity ($3k loan paydown + $50k 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.
• At projected returns (10.0% appreciation + 7.5% rent growth), your $140k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($469k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $469,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 7.9

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: 30.6%
• Equity multiple: 3.45×
• Total profit: $342,035
• Equity at exit: $449,539

10-year hold

• IRR: 27.9%
• Equity multiple: 8.39×
• Total profit: $1,031,949
• Equity at exit: $969,447

Cash invested: $139,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $5,267 medium
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,106
• Net cashflow: $712

Break-even live

Break-even rent $4,365

Max offer price $499,000

Occupancy floor 81%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	24d	1	0.21mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	22d	1	0.31mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	22d	1	0.35mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$13,688	$10.56	3d	2	0.45mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$16,510	$28.71	1d	2	0.47mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	2d	1	0.54mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$8,710	$13.40	7d	2	0.59mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$13,210	$17.05	10d	3	0.64mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	6d	1	0.65mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	7d	1	0.66mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	3d	2	0.69mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$11,225	$10.59	1d	1	0.70mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$6,598	$8.88	1d	33	0.72mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$10,485	$12.94	4d	3	0.72mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$9,670	$11.38	1d	2	0.85mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$10,630	$12.51	1d	2	0.89mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$8,070	$11.13	7d	2	1.06mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$7,340	$8.27	1d	55	1.08mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	22d	1	1.08mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	22d	1	1.08mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	1d	2	1.09mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	22d	1	1.09mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$10,040	$14.39	3d	2	1.10mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	6d	1	1.12mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$13,770	$16.32	1d	2	1.13mi
187 Kent Ave #1730 Brooklyn, NY	1.0	1.0	500	$5,750	$11.50	6d	1	1.13mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$7,210	$10.56	7d	3	1.15mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	24d	1	1.16mi
2 Blue Slip Brooklyn, NY	2.0	1.0–2.0	819	$8,221	$10.04	2d	7	1.18mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$9,036	$13.37	4d	14	1.18mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	4d	2	1.20mi
1 Blue Slip Brooklyn, NY	2.0	1.0–2.0	834	$7,548	$9.04	2d	13	1.21mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	24d	1	1.22mi
776 6th Ave New York, NY	2.0	1.0–2.0	756	$10,644	$14.07	1d	18	1.23mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	24d	1	1.23mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$13,780	$17.41	1d	3	1.25mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	7d	13	1.25mi
1 Bell Slip Brooklyn, NY	2.0	1.0–2.0	766	$7,462	$9.74	2d	7	1.26mi
556 3rd Ave Unit 2244 New York, NY	1.0	1.0	500	$5,650	$11.30	3d	1	1.29mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	1d	2	1.29mi

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
   days on market $499,000 Active 85 DOM
2. 2026-06-17
   days on market $499,000 Active 84 DOM
3. 2026-06-15
   days on market $499,000 Active 82 DOM
4. 2026-06-13
   days on market $499,000 Active 80 DOM
5. 2026-06-10
   days on market $499,000 Active 76 DOM
6. 2026-06-08
   days on market $499,000 Active 75 DOM
7. 2026-06-08
   days on market $499,000 Active 74 DOM
8. 2026-06-04
   days on market $499,000 Active 71 DOM
9. 2026-06-03
   days on market $499,000 Active 70 DOM
10. 2026-06-01
    days on market $499,000 Active 68 DOM
11. 2026-05-31
    pricedays on market $499,000 Active 67 DOM
12. 2026-04-13
    price $535,000
13. 2026-03-26
    listed $599,000 Active
14. 2026-03-23
    historical $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 6/10 Major 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: $63,203
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$2,495
• − Repairs & maintenance: −$5,056
• − Management: −$5,056
• − Depreciation: −$14,516
• Taxable income: $643
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $8,395/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 · 13 photos

Fair 45/100 Cosmetic rehab

This two-bedroom, one-bathroom HDFC co-op apartment in the East Village requires minor repairs and maintenance, with potential for significant value increases through updates.

Repairs flagged

• Minor kitchen backsplash — slight wear
• Minor bathroom shower door — slight wear

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both update kitchen backsplash — Modern backsplash can increase both resale and rental value
• Both update bathroom shower door — A new shower door can improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · slight wear	Minor	$500–3,000
bathroom shower door · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both update kitchen backsplash — Modern backsplash can increase both resale and rental value ↑
• Both update bathroom shower door — A new shower door can improve both resale and rental value ↑

ⓘ 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): 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

-10.7% since first listed

3 events — show timeline

• 2026-04-13 Price Changed $535,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-26 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Coming Soon $599,000 OneKey® MLS as Distributed by MLS Grid