2 E 55th St Unit 907W20 · New York, NY 10022

$138,000

1 bd · 1.0 ba · 625 sqft · SingleFamily · 564 Days on market

Built 1903 $2163/mo HOA · 38% 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

FOR QUICK SALE Newly Renovated! -- see video for the new look - (photos will be updated soon). This fully furnished FRACTIONAL TIMESHARE OWNERSHIP Residence is deeded, with ownership that entitles you to 28 indulgent days in a glamorous 1-bedroom/1-bath residence at The St. Regis each year. Or, you can allocate some of your time through the Interchange Program at the St. Regis Residence Club in Aspen or the Phoenician in Scottsdale, Arizona. The designated Fixed Week for this offering is Week #20, which is the third week of May. The Fixed Week is guaranteed, unless you choose to exchange that week in any given year. Other usage options permit the owner to exchange one or two weeks for Ma

Key facts

• Fully furnished
• $2,163 HOA
• Built 1903

Tags

• FULLY FURNISHED
• FRACTIONAL TIMESHARE OWNERSHIP
• FACES NORTH ONTO 55TH STREET
• DESIGNATED FIXED WEEK

Property features AI

Finance

• Other: Pets not allowed in building
• Financial info: Multi-unit building with 48 total units
• HOA & community: Monthly association fee of $2,163

Exterior

• Security: Security system; Security guard
• Home design: Located on entry level 9; 20-story building (The St. Regis Hotel)
• Exterior features: Common lounge; Concierge; Elevator(s); Fitness center / Health club; On-site management; Restaurant

Interior

• Bedrooms: Total rooms: 3
• Flooring: Carpet; Marble
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Furnished; Wet bar / Bar; Chandelier; Crown molding; High ceilings; Soaking tub
• Laundry & utility: Building has multiple laundry locations; Common on-floor laundry; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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).
• This rent runs 40% of the median local income ($172k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($954 loan paydown + $7k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 564 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent; built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 564 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: 4.15% ✓
• Cap rate: 18.54%
• Cash-on-cash: 43.73%
• DSCR: 2.95
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $498,125
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 E 54th St Unit 28r	0.48mi	1/1.0	715 (+14%)	14mo	$570,000	$797	42

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: 59.9%
• Equity multiple: 4.96×
• Total profit: $152,922
• Equity at exit: $77,927

10-year hold

• IRR: 61.4%
• Equity multiple: 12.91×
• Total profit: $460,220
• Equity at exit: $134,264

Cash invested: $38,640 (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: 2.0×

Monthly cashflow live

• Estimated rent: $5,728 high
• Mortgage (P&I): −$724
• Tax est. 1.5%: −$172 /mo · $2,070/yr
• Insurance: −$58
• HOA: −$2,163
• Vacancy / Maint / Mgmt: −$1,203
• Net cashflow: $1,408

Break-even live

Break-even rent $3,945

Max offer price $138,000

Occupancy floor 70%

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: $34,500
• Closing costs: $4,140
• 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
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	22d	1	0.21mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,210	$8.68	1d	2	0.23mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	4d	2	0.27mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	7d	1	0.32mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	1d	5	0.34mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$7,500	$4.84	7d	10	0.40mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$9,250	$5.97	7d	9	0.40mi
135 E 47th St New York, NY	1.0	1.0	572	$6,600	$11.53	6d	1	0.45mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	24d	1	0.46mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	3d	9	0.46mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	22d	1	0.47mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	7d	2	0.50mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	15d	1	0.50mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	7d	1	0.50mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	7d	1	0.51mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	2d	1	0.51mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	16d	2	0.51mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$8,040	$9.34	7d	2	0.52mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	2d	3	0.55mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$5,866	$7.48	7d	1	0.57mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	687	$6,270	$9.12	7d	3	0.58mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	1d	2	0.59mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	22d	1	0.59mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$6,250	$7.90	3d	3	0.60mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$8,080	$14.05	1d	2	0.61mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	7d	1	0.61mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	20d	1	0.62mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	24d	1	0.63mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	24d	2	0.64mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$6,470	$9.67	7d	3	0.64mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	24d	2	0.67mi
940 1st Ave Unit 2040 New York, NY	2.0	1.5	600	$7,500	$12.50	2d	1	0.67mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$6,610	$7.32	3d	3	0.68mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	24d	2	0.69mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	2d	1	0.69mi
420 E 54th St New York, NY	3.0	1.0–2.5	1104	$7,261	$6.57	1d	14	0.71mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	24d	2	0.72mi
754 9th Ave Unit 1017471P New York, NY	1.0	1.0	538	$7,284	$13.54	7d	1	0.73mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	22d	1	0.79mi

HOA detail

• Monthly dues: $2,163 · $25,956/yr

Listing history 10 events

1. 2026-06-18
   days on market $138,000 Active 564 DOM
2. 2026-06-17
   days on market $138,000 Active 563 DOM
3. 2026-06-15
   days on market $138,000 Active 561 DOM
4. 2026-06-13
   days on market $138,000 Active 559 DOM
5. 2026-06-10
   days on market $138,000 Active 555 DOM
6. 2026-06-08
   days on market $138,000 Active 554 DOM
7. 2026-06-03
   days on market $138,000 Active 549 DOM
8. 2026-06-01
   days on market $138,000 Active 547 DOM
9. 2026-05-31
   days on market $138,000 Active 546 DOM
10. 2024-12-01
    listed $138,000 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: $68,732
• − Mortgage interest: −$7,730
• − Property taxes: −$2,070
• − Insurance: −$690
• − Repairs & maintenance: −$5,499
• − Management: −$5,499
• − HOA: −$25,956
• − Depreciation: −$4,015
• Taxable income: $17,275
• Est. tax owed @ 24.0%: −$4,146
• After-tax cash flow: $12,752/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

1 event — show timeline

• 2024-12-01 Listed $138,000 RLS at REBNY