211 W 71st St Unit 7D · New York, NY 10023

$699,500

1 bd · 1.0 ba · 1,064 sqft · Condo public records · 26 Days on market

Built 1984 $907/mo HOA · 13% of rent

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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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0

Listing remarks

Apartment 7D at 211 West 71st Street is a beautiful and bright studio offering exceptional natural light and serene southern exposures overlooking the gardens of One Sherman Square. Spanning approximately 553 square feet, this thoughtfully designed residence combines modern finishes with an efficient, spacious layout in the heart of Lincoln Square. A welcoming entry foyer with a convenient spacious coat closet leads into the main living area, where oversized windows flood the home with sunlight and frame open city and garden views. The generous layout easily accommodates both living and dining spaces, creating an inviting atmosphere for relaxing or entertaining. The contemporary kitch

Key facts

• Southern exposures
• Contemporary kitchen
• Natural light

Tags

• NATURAL LIGHT
• SOUTHERN EXPOSURES
• GARDEN VIEWS
• CONTEMPORARY KITCHEN
• PASS THROUGH BREAKFAST BAR
• OVERSIZED WINDOWS

Property features AI

Finance

• Other: Pets allowed in building (building rules apply)
• Financial info: Building contains 58 total units
• HOA & community: Monthly association fee of $907; Building has elevators

Exterior

• Home design: Located on entry level 7; The Lincoln Park building; 16-story building
• Construction: Zoning: C4-6A
• Exterior features: No notable exterior features listed; South exposure

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 2 rooms; Basement described as 'Other'; Unit has a view
• Laundry & utility: Building laundry (other)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $700k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $657k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $674k (3.7% below list).
• Recommended offer: $657k (6.0% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 419 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).
• At $6,739/mo this rent would consume 51% of the median local household income ($160k/yr) (locally 4887% 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 $40k of equity ($5k loan paydown + $35k appreciation (5.1% 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $657,447 (6.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 0.96% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.06% appreciation · 6.16% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.87×
• Total profit: $171,282
• Equity at exit: $399,126

10-year hold

• IRR: 15.7%
• Equity multiple: 3.96×
• Total profit: $580,110
• Equity at exit: $691,104

Cash invested: $195,860 (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 10023

• Home prices YoY: 2.1%
• Rents YoY: 6.2%
• Active inventory: 419
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $6,739 high
• Mortgage (P&I): −$3,668
• Tax from tax record: −$695 /mo · $8,343/yr
• Insurance: −$291
• HOA: −$907
• Vacancy / Maint / Mgmt: −$1,415
• Net cashflow: $-238

Break-even live

Break-even rent $7,040

Max offer price $657,447

Occupancy floor 99%

Sensitivity live

Price	-10% $158	-5% $-40	+0% $-238	+5% $-436	+10% $-634
Rent	-10% $-770	-5% $-504	+0% $-238	+5% $28	+10% $294
Rate	-1.0pp $114	-0.5pp $-60	base $-238	+0.5pp $-419	+1.0pp $-604

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: $174,875
• Closing costs: $20,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 W 70th St #2102 New York, NY	1.0–2.0	1.0–2.5	897	$6,630	$7.39	0d	2	0.04mi
230 W 72nd St #1300 New York, NY	2.0	1.0	800	$7,000	$8.75	26d	1	0.07mi
230 W 72nd St Unit 1301 New York, NY	2.0	1.0	800	$6,850	$8.56	23d	1	0.07mi
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1300	$7,995	$6.15	22d	3	0.09mi
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1112	$7,995	$7.19	23d	4	0.09mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$6,430	$9.73	26d	4	0.12mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	26d	1	0.20mi
241 W 75th St #773 New York, NY	1.0–2.0	1.0	750	$7,100	$9.47	0d	2	0.25mi
317 W 74th St Unit 1021986P New York, NY	2.0	1.0–2.0	645	$7,940	$12.30	4d	2	0.27mi
180 Riverside Blvd #846 New York, NY	1.0–2.0	1.0–2.0	827	$4,230	$5.11	26d	2	0.29mi
120 Riverside Blvd Unit 16J New York, NY	2.0	2.0	1288	$8,900	$6.91	9d	1	0.34mi
101 W End Ave #950 New York, NY	1.0–2.0	1.0–2.0	814	$6,690	$8.22	0d	2	0.35mi
110 W 79th St #276 New York, NY	2.0	2.0	1000	$7,230	$7.23	22d	1	0.43mi
400 W 63rd St New York, NY	2.0	1.0–2.0	874	$7,448	$8.52	0d	13	0.46mi
147 W 79th St New York, NY	1.0	1.0	927	$6,400	$6.90	26d	1	0.46mi
147 W 79th St New York, NY	1.0	1.0	899	$6,750	$7.51	0d	1	0.46mi
21 W End Ave New York, NY	2.0–3.0	2.0	750	$8,995	$11.99	26d	2	0.53mi
400 W 61st St New York, NY	4.0	1.0–4.0	1567	$14,758	$9.42	0d	51	0.54mi
30 Riverside Blvd Unit 1105 New York, NY	1.0	1.0	907	$7,336	$8.09	9d	1	0.55mi
1 W End Ave Unit 20H New York, NY	2.0	2.5	1375	$10,950	$7.96	0d	1	0.58mi
2 Columbus Ave Unit 35C New York, NY	2.0	2.5	1447	$9,500	$6.57	26d	1	0.60mi
350 W 57th St Unit 14B New York, NY	1.0	1.0	1196	$7,500	$6.27	9d	1	0.73mi
500 W 56th St #116 New York, NY	2.0	1.0–2.0	680	$6,190	$9.10	9d	3	0.75mi
322 W 57th St Unit 51M1 New York, NY	2.0	2.5	1355	$15,000	$11.07	11d	1	0.77mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$6,270	$6.86	9d	3	0.84mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$9,250	$5.97	9d	9	0.84mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$7,500	$4.84	9d	10	0.84mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1685	$10,000	$5.93	0d	8	0.84mi
247 W 87th St New York, NY	1.0	1.0–2.0	822	$6,275	$7.63	20d	2	0.87mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$8,040	$9.34	9d	2	0.94mi
923 5th Ave Unit 7C New York, NY	2.0	2.0	1469	$13,000	$8.85	19d	1	0.95mi
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	16d	2	0.96mi
600 Columbus Ave Unit 1251680P New York, NY	1.0–2.0	1.0	900	$6,120	$6.80	0d	2	0.97mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,460	$8.07	0d	2	0.98mi
7 E 75th St New York, NY	1.0–3.0	1.0–2.0	790	$5,995	$7.59	26d	2	0.99mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	0d	3	1.00mi
101 W 90th St New York, NY	3.0	1.0–2.5	962	$6,188	$6.43	0d	1	1.02mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$6,050	$7.33	0d	2	1.02mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,695	$5.69	5d	4	1.03mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,725	$5.73	4d	3	1.03mi

HOA detail condo

• Monthly dues: $907 · $10,884/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $699,500 Active 26 DOM
2. 2026-06-18
   days on market $699,500 Active 23 DOM
3. 2026-06-17
   days on market $699,500 Active 22 DOM
4. 2026-06-16
   days on market $699,500 Active 21 DOM
5. 2026-06-15
   days on market $699,500 Active 20 DOM
6. 2026-06-13
   pricedays on market $699,500 Active 18 DOM
7. 2026-06-10
   days on market $720,000 Active 14 DOM
8. 2026-06-08
   days on market $720,000 Active 13 DOM
9. 2026-06-08
   days on market $720,000 Active 12 DOM
10. 2026-06-04
    days on market $720,000 Active 9 DOM
11. 2026-06-03
    days on market $720,000 Active 8 DOM
12. 2026-06-02
    days on market $720,000 Active 7 DOM
13. 2026-06-01
    days on market $720,000 Active 6 DOM
14. 2026-05-31
    days on market $720,000 Active 5 DOM
15. 2026-05-26
    listed $720,000 Active
16. 2017-12-28
    soldstatus $687,500
17. 2017-10-11
    listed $699,000 Active
18. 2004-07-03
    soldstatus $355,000
19. 1998-10-07
    soldstatus $150,000
20. 1986-10-21
    soldstatus $182,000

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $8,343 · $695/mo
• Projected year-2 tax: $10,082 · $840/mo
• Expected delta: +$1,739/yr (+$145/mo · 20.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $80,870
• − Mortgage interest: −$39,183
• − Property taxes: −$8,343
• − Insurance: −$3,498
• − Repairs & maintenance: −$6,470
• − Management: −$6,470
• − HOA: −$10,884
• − Depreciation: −$20,349
• Taxable loss: −$14,326
• Est. tax savings @ 24.0%: +$3,438
• After-tax cash flow: $582/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): 69,455
• Household income: $159,874
• Rent vs Own: 61.9% rent · 38.1% own
• Severe rent burden: 4887.0

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 (65%)
• Race & ethnicity: White 65% Asian 16% Hispanic / Latino 10% Two or more races 7% Black 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 2%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 7% Other Indo-European 5% Chinese 5%

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: ▲ 5.06%
• Current HPI: 246.4186
• Rent YoY: ▲ 6.16%
• 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

+295.6% since first listed

6 events — show timeline

• 2026-05-26 Listed $720,000 RLS at REBNY
• 2017-12-28 Sold (Public Records) $687,500 Public Records
• 2017-10-11 Listed $699,000 RLS at REBNY
• 2004-07-03 Sold (Public Records) $355,000 Public Records
• 1998-10-07 Sold (Public Records) $150,000 Public Records
• 1986-10-21 Sold (Public Records) $182,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $8,343 · -22.5% YoY. Source: county tax records.