243 E 77th St Unit 2A · New York, NY 10075

$899,000

2 bd · 1.0 ba · 983 sqft · Condo public records · 12 Days on market

Built 1910

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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).

• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Cash flow +3.1/30.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Happy New Year! I Love this Apartment! This is a fantastic unit which will hold its value for years to come. Stunning, Unique, Contemporary quickly describe this spacious 2 bedroom Lenox Hill co-op. This unit boasts character from every angle. Express your inner Rachel Ray in the well laid out kitchen with plenty of cabinets, recycled beer glass counter tops and newer appliances. The dynamic living room is adorned with a fabulous exposed brick WFPL and entry to the terrace. The dining area is also lined with exposed brick and has plenty of room for entertaining. Are you in need of extra storage? This unit has it! There are deep built-in storage spaces in both bedrooms. Floor to Ceiling arch topped windows add to this units pazzaz. You will be amazed at the attention to detail, from the hands free garbage bin in the kitchen to the overhead retractable ceiling fan in the master bedroom. This is the apartment you will be sorry you missed! Located brilliantly between 2nd and 3rd Ave. Live in the heart of delicious restaurants, enticing Museums and designer shopping. Come and Live Who You Are!

Key facts

• Exposed brick walls
• Flexible space
• Arched window design

Tags

• EXPOSED BRICK WALLS
• WOOD BURNING FIREPLACE
• PRIVATE BALCONY
• ARCHED WINDOW DESIGN
• FLEXIBLE SPACE
• SLEEK WHITE CABINETRY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Open floor plan; Oversized windows; Common basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $899k.

Deal economics

• At list price, monthly cash flow is $-3k ($-34k/yr) — negative.
• To cash-flow at today's rent, offer at most $745k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $652k (27.5% below list).
• Recommended offer: $652k (27.5% below list) — sets the bar for 1% rule.

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 (+7.4%/yr); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $6,515/mo this rent would consume 50% of the median local household income ($156k/yr) (locally 1241% 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 $46k of equity ($6k loan paydown + $40k appreciation (4.4% 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 ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y 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 28% of rent; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $651,513 (27.5% 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. Built in 1910 — 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. 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. 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?
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: 0.72% ✗
• Cap rate: 2.47%
• Cash-on-cash: -13.65%
• DSCR: 0.39
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.44% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $27,646
• Equity at exit: $479,233

10-year hold

• IRR: 6.9%
• Equity multiple: 2.30×
• Total profit: $328,163
• Equity at exit: $803,122

Cash invested: $251,720 (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 10075

• Home prices YoY: 3.2%
• Rents YoY: 7.4%
• Active inventory: 196
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $6,515 high
• Mortgage (P&I): −$4,714
• Tax est. 1.5%: −$1,124 /mo · $13,485/yr
• Insurance: −$375
• HOA est. from 1 same-building comp: −$1,797
• Vacancy / Maint / Mgmt: −$1,368
• Net cashflow: $-2,863

Break-even live

Break-even rent $10,139

Max offer price $484,743

Occupancy floor —

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	20d	1	0.08mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$5,340	$9.71	24d	2	0.12mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	21d	1	0.13mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	24d	1	0.14mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	24d	1	0.18mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	21d	1	0.18mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$7,960	$12.51	1d	3	0.21mi
404 E 76th St New York, NY	1.0–2.0	1.0–2.0	1001	$7,500	$7.49	4d	2	0.26mi
404 E 76th St Unit 19C New York, NY	2.0	2.0	1100	$7,500	$6.82	24d	1	0.26mi
900 Park Ave New York, NY	1.0–2.0	1.5–2.5	1200	$17,500	$14.58	24d	2	0.29mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	24d	1	0.29mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	18d	1	0.32mi
435 E 79th St New York, NY	1.0–3.0	1.0–2.0	943	$7,500	$7.95	7d	3	0.34mi
125 E 83rd St Unit 1312101P New York, NY	1.0	1.0	839	$7,470	$8.90	6d	1	0.34mi
501 E 74th St #1572 New York, NY	2.0	2.0	1000	$10,210	$10.21	20d	1	0.40mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$8,085	$12.32	3d	3	0.41mi
7 E 75th St New York, NY	1.0–3.0	1.0–2.0	790	$8,548	$10.82	24d	2	0.41mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$9,640	$10.15	3d	2	0.42mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$9,410	$11.76	1d	2	0.43mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	21d	1	0.44mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$10,010	$14.30	3d	2	0.45mi
300 E 69th St Unit 1294661P New York, NY	2.0	1.0	839	$6,870	$8.19	19d	1	0.46mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$8,460	$12.10	1d	2	0.46mi
305 E 86th St New York, NY	1.0–3.0	1.0–2.0	820	$8,885	$10.83	24d	10	0.46mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	24d	1	0.47mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$5,580	$10.63	24d	2	0.47mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	2d	2	0.48mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	24d	1	0.49mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$6,748	$9.06	24d	3	0.49mi
435 E 86th St Unit 2001 New York, NY	1.0	1.0	800	$5,480	$6.85	24d	1	0.53mi
411 E 68th St Unit 1021976P New York, NY	2.0	1.0	893	$6,792	$7.61	21d	1	0.53mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	6d	1	0.53mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	17d	1	0.57mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	19d	1	0.59mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	20d	1	0.59mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,890	$12.77	1d	2	0.62mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$17,070	$21.58	3d	2	0.65mi
304 E 65th St Unit 11C New York, NY	1.0	1.0	770	$5,450	$7.08	15d	1	0.65mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	2d	1	0.67mi
360 E 65th St #1283 New York, NY	1.0–3.0	1.0–2.0	1059	$6,815	$6.44	3d	3	0.68mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $899,000 Active 12 DOM
2. 2026-06-17
   days on market $899,000 Active 11 DOM
3. 2026-06-16
   days on market $899,000 Active 10 DOM
4. 2026-06-15
   days on market $899,000 Active 9 DOM
5. 2026-06-13
   days on market $899,000 Active 7 DOM
6. 2026-06-09
   days on market $899,000 Active 3 DOM
7. 2026-06-08
   days on market $899,000 Active 2 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $899,000 Active 1 DOM

ⓘ 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: $78,182
• − Mortgage interest: −$50,358
• − Property taxes: −$13,485
• − Insurance: −$4,495
• − Repairs & maintenance: −$6,255
• − Management: −$6,255
• − HOA: −$21,564
• − Depreciation: −$26,153
• Taxable loss: −$50,382
• Est. tax savings @ 24.0%: +$12,092
• After-tax cash flow: $-22,262/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): 21,897
• Household income: $155,902
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1241.0

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 (79%)
• Race & ethnicity: White 79% Asian 10% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 75% English-only · French/Haitian/Cajun 5% Spanish 4% Other Asian/Pacific 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: ▲ 4.44%
• Current HPI: 144.6816
• Rent YoY: ▲ 7.38%
• 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

+42.7% since first listed

13 events — show timeline

• 2026-05-22 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-07 Sold (MLS) — RLS at REBNY
• 2018-03-29 Relisted — RLS at REBNY
• 2018-03-22 Sold (MLS) $839,900 RLS at REBNY
• 2018-02-11 Delisted — RLS at REBNY
• 2018-01-23 Price Changed $839,900 RLS at REBNY
• 2017-11-21 Listed $827,900 RLS at REBNY
• 2017-11-21 Listed $839,900 RLS at REBNY
• 2015-01-28 Sold (MLS) — RLS at REBNY
• 2010-11-23 Sold (MLS) — RLS at REBNY
• 2010-01-27 Listed $630,000 RLS at REBNY
• 2010-01-27 Listed $630,000 RLS at REBNY
• 2010-01-27 Listed $630,000 RLS at REBNY