210 Warren St Unit 9F · New York, NY 10282

$1,100,000

1 bd · 1.0 ba · 673 sqft · SingleFamily · 70 Days on market

Built 2005

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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 +9.1/10.0
• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.1/10.0

Listing remarks

N/A

Key facts

• Built 2005
• Listed 70 days

Property features AI

Finance

• Other: Pets not allowed in building
• Financial info: Building contains 273 total units
• HOA & community: HOA fees billed monthly

Exterior

• Home design: Located on entry level 9; Tribeca Green building; 1 story in unit; building has 24 total stories

Interior

• Bedrooms: 2 total rooms (configuration not specified)
• Bathrooms: 1 full bathroom
• Interior features: Unfurnished
• Laundry & utility: Laundry details: See remarks

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $771k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $674k (38.7% below list).
• Recommended offer: $674k (38.7% below list) — sets the bar for 1% rule.
• Cap rate 3.8% 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 (+11.6%/yr); 27 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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).
• This rent runs 32% of the median local income ($250k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $97k of equity ($8k loan paydown + $90k appreciation (8.2% 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 ~$156k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• 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 $674,386 (38.7% 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 70 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.61% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.86%
• DSCR: 0.61
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.15% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 2.15×
• Total profit: $354,930
• Equity at exit: $847,291

10-year hold

• IRR: 16.0%
• Equity multiple: 4.99×
• Total profit: $1,227,950
• Equity at exit: $1,693,041

Cash invested: $308,000 (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 10282

• Home prices YoY: 3.9%
• Rents YoY: 11.6%
• Active inventory: 27
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $6,744 high
• Mortgage (P&I): −$5,769
• Tax est. 1.5%: −$1,375 /mo · $16,500/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,416
• Net cashflow: $-2,274

Break-even live

Break-even rent $9,623

Max offer price $770,919

Occupancy floor —

Sensitivity live

Price	-10% $-1,514	-5% $-1,894	+0% $-2,274	+5% $-2,654	+10% $-3,034
Rent	-10% $-2,807	-5% $-2,541	+0% $-2,274	+5% $-2,008	+10% $-1,741
Rate	-1.0pp $-1,720	-0.5pp $-1,994	base $-2,274	+0.5pp $-2,559	+1.0pp $-2,849

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$8,935	$10.88	0d	3	0.13mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	8d	7	0.23mi
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	8d	13	0.24mi
140 Broadway Unit 1298277P New York, NY	1.0	1.0	699	$9,406	$13.46	22d	1	0.38mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$8,040	$11.04	3d	2	0.49mi
400 Chambers St #587 New York, NY	2.0	1.0–1.5	675	$7,370	$10.91	8d	3	0.49mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	25d	1	0.54mi
389 S End Ave New York, NY	3.0	1.0–2.0	1080	$6,685	$6.19	2d	36	0.56mi
63 Wall St #1971 New York, NY	1.0	1.0	489	$5,120	$10.46	0d	2	0.58mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$5,750	$9.03	3d	2	0.59mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	25d	1	0.61mi
75 Wall St New York, NY	3.0	1.0–3.0	452	$7,598	$16.81	15d	16	0.61mi
95 Wall St New York, NY	2.0	1.0–2.0	877	$5,978	$6.82	0d	38	0.64mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$4,534	$7.56	25d	5	0.64mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$5,761	$7.29	0d	25	0.66mi
1 West St #546 New York, NY	1.0	1.0	700	$5,770	$8.24	21d	1	0.77mi
25 Water St Unit 707 New York, NY	—	1.0	550	$3,950	$7.18	25d	1	0.80mi
25 Water St Apt 706 New York, NY	—	1.0	550	$3,990	$7.25	25d	1	0.80mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	5d	3	1.04mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	2d	2	1.04mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,052	$7.60	0d	1	1.07mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	5d	2	1.07mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$7,970	$9.38	2d	2	1.11mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	22d	1	1.11mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$5,650	$7.98	0d	2	1.18mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	11d	3	1.25mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	8d	2	1.26mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	8d	2	1.31mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,640	$9.82	0d	3	1.32mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	22d	1	1.33mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	8d	1	1.37mi
1 Harborside Pl Jersey City, NJ	1.0–2.0	1.0–2.0	1100	$3,822	$3.47	2d	7	1.38mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	8d	2	1.42mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	25d	1	1.43mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$3,610	$5.16	25d	2	1.44mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	22d	1	1.45mi
77 Hudson St #2203 Jersey City, NJ	1.0	1.0	744	$4,200	$5.65	17d	1	1.46mi
77 Hudson St #1804 Jersey City, NJ	1.0	1.0	750	$4,100	$5.47	21d	1	1.46mi
77 Hudson St #2703 Jersey City, NJ	1.0	1.0	744	$4,950	$6.65	25d	1	1.46mi
20 2nd St Jersey City, NJ	1.0–2.0	1.0–2.0	922	$3,350	$3.63	25d	4	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $1,100,000 Active 70 DOM
2. 2026-06-17
   days on market $1,100,000 Active 69 DOM
3. 2026-06-15
   days on market $1,100,000 Active 67 DOM
4. 2026-06-13
   days on market $1,100,000 Active 65 DOM
5. 2026-06-10
   days on market $1,100,000 Active 61 DOM
6. 2026-06-08
   days on market $1,100,000 Active 60 DOM
7. 2026-06-08
   days on market $1,100,000 Active 59 DOM
8. 2026-06-04
   days on market $1,100,000 Active 56 DOM
9. 2026-06-03
   days on market $1,100,000 Active 55 DOM
10. 2026-06-01
    days on market $1,100,000 Active 53 DOM
11. 2026-05-31
    days on market $1,100,000 Active 52 DOM
12. 2026-04-09
    listed $1,100,000 Active
13. 2024-03-08
    historical
14. 2024-02-28
    status Active
15. 2024-02-27
    historical
16. 2023-10-26
    status Active
17. 2023-10-04
    historical
18. 2023-09-01
    listed $935,000 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: $80,926
• − Mortgage interest: −$61,617
• − Property taxes: −$16,500
• − Insurance: −$5,500
• − Repairs & maintenance: −$6,474
• − Management: −$6,474
• − Depreciation: −$32,000
• Taxable loss: −$47,639
• Est. tax savings @ 24.0%: +$11,433
• After-tax cash flow: $-15,857/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): 5,887
• Household income: $250,001
• Rent vs Own: 89.4% rent · 10.6% own
• Severe rent burden: 358.0

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 (71%)
• Race & ethnicity: White 71% Asian 15% Two or more races 11% Black 2% Hispanic / Latino 2%
• Common ancestry: Scotch-Irish 5% Italian 4% Lithuanian 3%
• Foreign-born: 22% · Canada, China, South Korea
• Languages at home: 76% English-only · Other Indo-European 6% Chinese 4% Korean 4%

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: ▲ 8.15%
• Current HPI: 218.9353
• Rent YoY: ▲ 11.62%
• 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

+17.6% since first listed

7 events — show timeline

• 2026-04-09 Listed $1,100,000 RLS at REBNY
• 2024-03-08 Delisted — RLS at REBNY
• 2024-02-28 Relisted — RLS at REBNY
• 2024-02-27 Delisted — RLS at REBNY
• 2023-10-26 Relisted — RLS at REBNY
• 2023-10-04 Delisted — RLS at REBNY
• 2023-09-01 Listed $935,000 RLS at REBNY