155 E 34th St Unit 15H · New York, NY 10016

$700,000

1 bd · 1.0 ba · 558 sqft · Condo public records · 192 Days on market

Built 1962 $622/mo HOA · 11% 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 +8.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

Bright Spacious HiFloor Condo Oasis Light and airy, this inviting one-bedroom captivates you with its sprawling 25-foot living space, oversized windows, and abundance of southern light. City and sky views from the 15th floor offer the perfect vantage point to take in the vibrant energy of the city from the comfort of your home. Upon entering the foyer, you are immediately drawn to the right, where a bespoke designer kitchen awaits - artfully appointed with Carrera marble countertops and backsplash, custom wood-paneled top-of-the-line appliances that blend seamlessly into the masterful millwork, artisan lighting and fixtures, intricate tile flooring and an oversized porcelain sink. Beyo

Key facts

• Citiquiet windows
• Bike storage
• $622 HOA

Tags

• BESPOKE DESIGNER KITCHEN
• CARRERA MARBLE COUNTERTOPS
• ARTISAN LIGHTING AND FIXTURES
• CITIQUIET WINDOWS
• ON-SITE PARKING GARAGE
• BIKE STORAGE

Property features AI

Finance

• Financial info: Multi-unit building with 330 total units
• HOA & community: Monthly association fee of $622; Pets allowed in building

Exterior

• Parking: Has garage
• Home design: Condo in a 19-story building; Unit entry on 15th floor
• Construction: Building name: WARREN HOUSE
• Exterior features: No exterior-specific features listed

Interior

• Kitchen: Dishwasher
• Bedrooms: Entry level located on floor 15
• Bathrooms: 1 full bathroom
• Interior features: Building elevator access; Storage available; South-facing exposure; Has view
• Laundry & utility: Building laundry

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 $-645 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $586k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $589k (15.9% below list).
• Recommended offer: $586k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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 (+5.4%/yr); 493 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $5,885/mo this rent would consume 50% of the median local household income ($140k/yr) (locally 5269% 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 $24k of equity ($5k loan paydown + $19k appreciation (2.7% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($616k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $272k; list at $700k implies a 157% gain — meaningful room to come down on a strong offer.

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 $586,071 (16.3% 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 192 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.84% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.7% appreciation · 5.42% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.24×
• Total profit: $47,145
• Equity at exit: $302,888

10-year hold

• IRR: 8.8%
• Equity multiple: 2.35×
• Total profit: $263,864
• Equity at exit: $457,766

Cash invested: $196,000 (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 10016

• Home prices YoY: 0.9%
• Rents YoY: 5.4%
• Active inventory: 493
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $5,885 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$710 /mo · $8,518/yr
• Insurance: −$292
• HOA: −$622
• Vacancy / Maint / Mgmt: −$1,236
• Net cashflow: $-645

Break-even live

Break-even rent $6,702

Max offer price $586,071

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-447	+0% $-645	+5% $-843	+10% $-1,041
Rent	-10% $-1,110	-5% $-877	+0% $-645	+5% $-412	+10% $-180
Rate	-1.0pp $-292	-0.5pp $-467	base $-645	+0.5pp $-826	+1.0pp $-1,011

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	9d	3	0.05mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	8d	1	0.12mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	9d	2	0.13mi
556 3rd Ave Unit 2244 New York, NY	1.0	1.0	500	$5,640	$11.28	1d	1	0.15mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	21d	2	0.15mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	3d	2	0.15mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	9d	3	0.18mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	3d	3	0.18mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$4,510	$6.01	26d	4	0.20mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	9d	13	0.34mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	24d	1	0.34mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$5,532	$6.23	0d	49	0.38mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	26d	2	0.51mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	5d	2	0.57mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	26d	1	0.57mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	26d	2	0.63mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,245	$7.06	0d	35	0.65mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	26d	2	0.65mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	19	0.66mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	24d	1	0.66mi
135 E 47th St New York, NY	1.0	1.0	580	$6,350	$10.94	1d	1	0.67mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	4d	1	0.67mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	22d	1	0.70mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	5d	9	0.70mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	8d	1	0.71mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	9d	2	0.73mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	16d	1	0.75mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	9d	1	0.81mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	0d	13	0.84mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	24d	1	0.84mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	8d	2	0.86mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	20d	1	0.87mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	4d	3	0.87mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$6,250	$7.90	5d	3	0.88mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	6d	14	0.88mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$7,890	$13.72	1d	2	0.93mi
940 1st Ave Unit 2040 New York, NY	2.0	1.5	600	$6,810	$11.35	0d	1	0.95mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	24d	1	0.95mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	1d	3	0.98mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	26d	1	0.98mi

HOA detail condo

• Monthly dues: $622 · $7,464/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $700,000 Active 192 DOM
2. 2026-06-18
   days on market $700,000 Active 189 DOM
3. 2026-06-17
   days on market $700,000 Active 188 DOM
4. 2026-06-15
   days on market $700,000 Active 186 DOM
5. 2026-06-13
   days on market $700,000 Active 184 DOM
6. 2026-06-10
   days on market $700,000 Active 180 DOM
7. 2026-06-08
   days on market $700,000 Active 179 DOM
8. 2026-06-04
   days on market $700,000 Active 175 DOM
9. 2026-06-03
   days on market $700,000 Active 174 DOM
10. 2026-06-01
    days on market $700,000 Active 172 DOM
11. 2026-05-31
    days on market $700,000 Active 171 DOM
12. 2026-03-31
    price $700,000
13. 2025-12-11
    listed $750,000 Active
14. 2000-07-20
    soldstatus $272,000
15. 1990-11-29
    soldstatus $101,500

ⓘ 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: $8,518 · $710/mo
• Projected year-2 tax: $10,174 · $848/mo
• Expected delta: +$1,656/yr (+$138/mo · 19.4%)

ⓘ 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,624
• − Mortgage interest: −$39,211
• − Property taxes: −$8,518
• − Insurance: −$3,500
• − Repairs & maintenance: −$5,650
• − Management: −$5,650
• − HOA: −$7,464
• − Depreciation: −$20,364
• Taxable loss: −$19,732
• Est. tax savings @ 24.0%: +$4,736
• After-tax cash flow: $-3,003/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): 52,971
• Household income: $140,381
• Rent vs Own: 74.9% rent · 25.1% own
• Severe rent burden: 5269.0

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 0.60)
• Race & ethnicity: White 59% Asian 20% Two or more races 11% Hispanic / Latino 11% Black 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Other Indo-European 6% 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: ▲ 2.70%
• Current HPI: 313.0343
• Rent YoY: ▲ 5.42%
• 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

+589.7% since first listed

4 events — show timeline

• 2026-03-31 Price Changed $700,000 RLS at REBNY
• 2025-12-11 Listed $750,000 RLS at REBNY
• 2000-07-20 Sold (Public Records) $272,000 Public Records
• 1990-11-29 Sold (Public Records) $101,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $8,518 · +0.6% YoY. Source: county tax records.