303 E 57th St Unit 14J · New York, NY 10022

$399,000

2 bd · 1.5 ba · 1,400 sqft · Condo · 87 Days on market

Built 1968 Good condition $4637/mo HOA · 49% of rent ↓ 14% since listing

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Why this score? — see what drove the C+ 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 +13.8/30.0
• 1% rule +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
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0

Listing remarks

Timeless Living with Panoramic City Views 2 Bed 2 Bath Balcony Full-Service Building Billionaires' Row Welcome to Residence 14J - a luminous, newly renovated two-bedroom, two-bathroom home perched high above the city, offering mesmerizing skyline views from every room. Set in one of Manhattan's most iconic and sought-after corridors - once known as Billionaires' Row - this residence is the perfect blend of timeless sophistication and modern luxury. Step inside and immediately feel the scale: soaring ceilings over 10 feet, oversized thermal windows, and an expansive layout invite you into a space designed for both elegance and ease. A Home Designed to Inspire Whether you're entertaining, w

Key facts

• Private balcony
• Panoramic city views
• Updated kitchen

Tags

• PANORAMIC CITY VIEWS
• PRIVATE BALCONY
• OVERSIZED WINDOWS
• UPDATED KITCHEN
• FULL SERVICE BUILDING
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Other: Building allows pets (up to 15 lbs upon approval)
• Financial info: Land lease in place (expires 2097-01-01)
• HOA & community: Monthly association fee; Community features include sauna

Exterior

• Parking: Has garage
• Security: Concierge
• Utilities: Has view
• Home design: Condominium in a 47-story building; Unit entry on level 14
• Construction: The Excelsior (building name); Indoor pool; Sauna; Spa/Hot Tub; Elevator access; Bike storage
• Exterior features: Private outdoor space over 60 sqft; Balcony; Building roof deck; East exposure

Interior

• Bedrooms: Total of 4 rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Building basement (other); Building has view
• Laundry & utility: Building laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $399k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $36 ($434/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $399k).
• Recommended offer: $375k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 13d 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 $9,406/mo this rent would consume 66% 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 $23k of equity ($3k loan paydown + $20k 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 $112k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($375k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 49% of rent.
• 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 $375,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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: 2.36% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.4%
• Equity multiple: 2.31×
• Total profit: $146,219
• Equity at exit: $225,311

10-year hold

• IRR: 24.3%
• Equity multiple: 6.06×
• Total profit: $565,435
• Equity at exit: $388,198

Cash invested: $111,720 (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 10022

• Home prices YoY: 2.4%
• Rents YoY: 8.7%
• Active inventory: 715
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $9,406 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$4,637
• Vacancy / Maint / Mgmt: −$1,975
• Net cashflow: $36

Break-even live

Break-even rent $9,360

Max offer price $399,000

Occupancy floor 95%

Sensitivity live

Price	-10% $312	-5% $174	+0% $36	+5% $-102	+10% $-240
Rent	-10% $-707	-5% $-335	+0% $36	+5% $408	+10% $779
Rate	-1.0pp $237	-0.5pp $138	base $36	+0.5pp $-67	+1.0pp $-172

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 E 57th St Unit 16A New York, NY	3.0	3.0	1551	$13,750	$8.87	25d	1	0.11mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$8,590	$9.51	4d	3	0.18mi
400 E 57th St New York, NY	1.0–2.0	1.0–2.0	1436	$6,595	$4.59	25d	3	0.18mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$15,738	$5.72	2d	5	0.19mi
401 E 60th St Unit 37B New York, NY	3.0	3.0	1560	$10,000	$6.41	12d	1	0.21mi
301 E 63rd St New York, NY	2.0	1.0	975	$6,650	$6.82	5d	1	0.26mi
420 E 54th St New York, NY	3.0	1.0–2.5	1104	$10,299	$9.32	1d	14	0.31mi
323 E 51st St Unit 1024750P New York, NY	2.0–4.0	2.0–3.5	2093	$21,945	$10.48	8d	2	0.34mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$7,930	$9.06	3d	3	0.36mi
360 E 65th St #1283 New York, NY	1.0–3.0	1.0–2.0	1059	$6,815	$6.44	4d	3	0.37mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$7,630	$9.65	4d	3	0.37mi
40-44 E 61st St Unit 15B New York, NY	2.0	2.0	1200	$15,000	$12.50	15d	1	0.39mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$17,070	$21.58	4d	2	0.42mi
138 E 50th St New York, NY	2.0	2.0–2.5	1432	$13,650	$9.53	25d	1	0.45mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$8,572	$9.76	4d	9	0.53mi
885 Main St #705 New York, NY	2.0	2.0	1100	$4,950	$4.50	25d	1	0.55mi
885 Main St Unit 6B New York, NY	2.0	2.0	950	$5,320	$5.60	12d	1	0.55mi
411 E 68th St Unit 1021976P New York, NY	2.0	1.0	893	$6,792	$7.61	22d	1	0.55mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,550	$6.84	2d	2	0.58mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$6,748	$9.06	25d	3	0.59mi
641 5th Ave New York, NY	1.0–2.0	2.0–2.5	1794	$16,500	$9.20	25d	2	0.59mi
300-302 E 46th St Unit 12J New York, NY	3.0	1.0	900	$8,000	$8.89	5d	1	0.60mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	25d	2	0.61mi
40 W 55th St Unit 5D New York, NY	2.0	2.5	1070	$6,500	$6.07	25d	1	0.63mi
55 W 55th St Unit 9AA New York, NY	2.0	1.5	1000	$6,000	$6.00	20d	1	0.65mi
279 E 44th St #894 New York, NY	1.0	1.0	950	$7,190	$7.57	6d	1	0.68mi
110 E 71st St #7 New York, NY	2.0	2.0	1200	$11,500	$9.58	25d	1	0.70mi
50 E 72nd St New York, NY	2.0–3.0	3.0	1647	$17,000	$10.32	8d	2	0.77mi
50 E 72nd St Unit 10B New York, NY	3.0	3.0	1645	$17,500	$10.64	19d	1	0.77mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$28,750	$18.55	8d	10	0.83mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1578	$30,000	$19.01	2d	9	0.83mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$29,625	$19.11	8d	9	0.83mi
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	15d	2	0.83mi
1435 2nd Ave Unit 1021957P New York, NY	3.0	2.0	1194	$7,740	$6.48	13d	1	0.84mi
135 W 52nd St Unit 25D New York, NY	2.0	2.0	1194	$9,500	$7.96	21d	1	0.85mi
501 E 74th St #1572 New York, NY	2.0	2.0	1000	$10,210	$10.21	21d	1	0.86mi
404 E 76th St New York, NY	1.0–2.0	1.0–2.0	1001	$7,500	$7.49	4d	2	0.90mi
923 5th Ave Unit 7C New York, NY	2.0	2.0	1469	$13,000	$8.85	18d	1	0.91mi
404 E 76th St Unit 19C New York, NY	2.0	2.0	1100	$7,500	$6.82	25d	1	0.92mi
685 1st Ave Unit 1321817P New York, NY	2.0	2.0	1367	$17,447	$12.76	22d	1	0.93mi

HOA detail condo

• Monthly dues: $4,637 · $55,644/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $399,000 Active 87 DOM
2. 2026-06-17
   days on market $399,000 Active 86 DOM
3. 2026-06-15
   days on market $399,000 Active 84 DOM
4. 2026-06-13
   days on market $399,000 Active 82 DOM
5. 2026-06-10
   days on market $399,000 Active 78 DOM
6. 2026-06-08
   days on market $399,000 Active 77 DOM
7. 2026-06-08
   days on market $399,000 Active 76 DOM
8. 2026-06-04
   days on market $399,000 Active 73 DOM
9. 2026-06-03
   days on market $399,000 Active 72 DOM
10. 2026-06-01
    days on market $399,000 Active 70 DOM
11. 2026-05-31
    days on market $399,000 Active 69 DOM
12. 2026-03-23
    listed $399,000 Active
13. 2020-12-01
    price $315,000
14. 2020-08-04
    price $399,000
15. 2020-06-29
    listed $465,000 Active
16. 2020-06-29
    listed $315,000

ⓘ 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $112,870
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$9,030
• − Management: −$9,030
• − HOA: −$55,644
• − Depreciation: −$11,607
• Taxable loss: −$2,771
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $1,099/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 · 11 photos

Good 80/100 Cosmetic rehab

This two-bedroom, two-bathroom home offers a modern and well-maintained living space with panoramic city views. The property is in excellent condition and ready for immediate occupancy.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and value of the home
• Both Updating the kitchen backsplash — A fresh backsplash can add a modern touch and increase the home's appeal
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers
• Both Upgrading the flooring — High-quality flooring can enhance the home's value and appeal to buyers
• Both Landscaping the balcony — A well-maintained balcony can increase the home's curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and value of the home ↑
• Both Updating the kitchen backsplash — A fresh backsplash can add a modern touch and increase the home's appeal ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers ↑
• Both Upgrading the flooring — High-quality flooring can enhance the home's value and appeal to buyers ↑
• Both Landscaping the balcony — A well-maintained balcony can increase the home's curb appeal and 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): 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

-14.2% since first listed

5 events — show timeline

• 2026-03-23 Listed $399,000 RLS at REBNY
• 2020-12-01 Price Changed $315,000 RLS at REBNY
• 2020-08-04 Price Changed $399,000 RLS at REBNY
• 2020-06-29 Listed $315,000 RLS at REBNY
• 2020-06-29 Listed $465,000 RLS at REBNY