242 E 25th St Unit 9E · New York, NY 10010

$359,000

1 bd · 1.0 ba · 556 sqft · Condo · 23 Days on market

Built 2004 $3248/mo HOA · 47% of rent

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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).

• 1% rule +10.0/10.0
• Cash flow +9.5/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

With the Empire State Building literally framed in your window, Apartment 9E at 242 East 25th Street delivers one of Manhattan's most iconic backdrops alongside a sun-filled, south-facing home with modern comforts. This condop with condo rules permits investors, co-purchasers, guarantors, pieds-à-terre, pets, and immediate subletting. The gracious living room is flooded with natural light and offers generous space for both lounging and entertaining. The kitchen, featuring a breakfast bar and stainless steel appliances, opens directly to the living area, creating an easy flow ideal for everyday living and hosting alike. The private sleeping area is thoughtfully separated from the main

Key facts

• Common roof deck
• In unit washer dryer
• Walk in closet

Tags

• PRIVATE SLEEPING AREA
• WALK IN CLOSET
• IN UNIT WASHER DRYER
• COMMON ROOF DECK
• LARGE WINDOWED FITNESS CENTER
• BIKE STORAGE

Property features AI

Finance

• Other: Building amenities include bike storage, elevator(s), fitness center, and storage; Has land lease; Pets allowed (cats and dogs permitted)
• HOA & community: Monthly association fee

Exterior

• Security: Security system
• Utilities: Has cooling (central air)
• Home design: Condo/co-op unit in a 13-story building; Entry at level 9
• Construction: Building name: 242 East 25th Street
• Exterior features: Building roof deck; South exposures

Interior

• Kitchen: Dishwasher; Stainless steel appliances
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Breakfast bar; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer; Dryer; In-unit laundry; Building has multiple laundry locations and common-area laundry; building washer/dryer install allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $359k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (10.1% below list).
• Meets the 1% rule at list price ($7k rent vs $359k).
• Recommended offer: $323k (10.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 (+5.1%/yr); 233 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $6,936/mo this rent would consume 57% of the median local household income ($145k/yr) (locally 2470% 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 ($2k loan paydown + $20k appreciation (5.7% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% 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 $322,839 (10.1% 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. 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.
8. 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.
9. 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: 1.93% ✓
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.7% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.98×
• Total profit: $98,290
• Equity at exit: $218,914

10-year hold

• IRR: 16.7%
• Equity multiple: 4.39×
• Total profit: $340,315
• Equity at exit: $391,277

Cash invested: $100,520 (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 10010

• Home prices YoY: 2.0%
• Rents YoY: 5.1%
• Active inventory: 233
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $6,936 high
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA: −$3,248
• Vacancy / Maint / Mgmt: −$1,456
• Net cashflow: $-250

Break-even live

Break-even rent $7,252

Max offer price $322,839

Occupancy floor 99%

Sensitivity live

Price	-10% $-2	-5% $-126	+0% $-250	+5% $-374	+10% $-498
Rent	-10% $-798	-5% $-524	+0% $-250	+5% $24	+10% $298
Rate	-1.0pp $-69	-0.5pp $-159	base $-250	+0.5pp $-343	+1.0pp $-438

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	4d	2	0.20mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	3d	1	0.20mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	23d	1	0.36mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	8d	2	0.37mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,244	$7.06	0d	35	0.38mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	7d	1	0.40mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	7d	1	0.45mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	8d	3	0.46mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	23d	1	0.49mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$5,532	$6.23	0d	50	0.50mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	8d	13	0.60mi
556 3rd Ave Unit 2244 New York, NY	1.0	1.0	500	$5,640	$11.28	0d	1	0.61mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	25d	1	0.61mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	3d	2	0.61mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	21d	2	0.61mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	11d	3	0.62mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	3d	3	0.64mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	8d	3	0.66mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	25d	1	0.67mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$4,510	$6.01	25d	4	0.68mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	19	0.71mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	0d	2	0.72mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	8d	1	0.73mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	4d	2	0.75mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	5d	14	0.81mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	3d	2	0.86mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	0d	13	0.87mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	23d	1	0.88mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	4d	2	0.90mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	0d	3	0.90mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	0d	2	0.92mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	25d	2	0.94mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	7d	2	1.01mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	19d	1	1.03mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	25d	2	1.04mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	25d	2	1.04mi
2 Blue Slip Brooklyn, NY	2.0	1.0–2.0	819	$5,848	$7.14	0d	6	1.08mi
1 Blue Slip Brooklyn, NY	2.0	1.0–2.0	834	$5,520	$6.61	0d	12	1.10mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	21d	1	1.11mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	23d	1	1.12mi

HOA detail condo

• Monthly dues: $3,248 · $38,976/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $359,000 Active 23 DOM
2. 2026-06-18
   days on market $359,000 Active 20 DOM
3. 2026-06-17
   days on market $359,000 Active 19 DOM
4. 2026-06-16
   days on market $359,000 Active 18 DOM
5. 2026-06-15
   days on market $359,000 Active 17 DOM
6. 2026-06-13
   days on market $359,000 Active 15 DOM
7. 2026-06-09
   days on market $359,000 Active 11 DOM
8. 2026-06-08
   days on market $359,000 Active 10 DOM
9. 2026-06-08
   days on market $359,000 Active 9 DOM
10. 2026-06-04
    days on market $359,000 Active 6 DOM
11. 2026-06-03
    days on market $359,000 Active 5 DOM
12. 2026-06-02
    days on market $359,000 Active 4 DOM
13. 2026-06-01
    days on market $359,000 Active 3 DOM
14. 2026-05-31
    days on market $359,000 Active 2 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,226
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$6,658
• − Management: −$6,658
• − HOA: −$38,976
• − Depreciation: −$10,444
• Taxable loss: −$6,799
• Est. tax savings @ 24.0%: +$1,632
• After-tax cash flow: $-1,367/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): 30,702
• Household income: $144,969
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 2470.0

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 0.57)
• Race & ethnicity: White 63% Asian 14% Black 9% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Italian 3% Scotch-Irish 2%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 4% Chinese 4% Other Indo-European 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: ▲ 5.70%
• Current HPI: 293.8611
• Rent YoY: ▲ 5.08%
• 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

• 2026-05-29 Listed $359,000 RLS at REBNY