224 E 52nd St Unit 2O · New York, NY 10022

$799,000

1 bd · 1.0 ba · 600 sqft · Condo public records · 10 Days on market

Built 1984

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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 +7.5/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Cash flow +4.5/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0

Listing remarks

Opportunities like this are rare , once-in-a-generation. Available for Sale, apt #20 is a beautifully renovated, 12th-floor one-bedroom , One bathroom with balcony and open views condominium at The desirable Enclave Condominium. A true gem in one of Midtown East's most architecturally singular boutique buildings. The Enclave is a grand boutique Condominium, 40 feet wide and 70 feet deep, rising 14 stories above one of Turtle Bay's quietest blocks. Just 25 residences, built in 1984, it stands as a genuine sculptural landmark; one of the most distinctive condominium buildings in all of Midtown East. The elevator opens directly onto your private hallway, shared with just one other residence.

Key facts

• Balcony
• Private hallway
• Windowed kitchen

Tags

• BALCONY
• PRIVATE HALLWAY
• TWO APARTMENTS PER FLOOR
• DOORMAN
• BAY WINDOWS
• WINDOWED KITCHEN

Property features AI

Finance

• HOA & community: Association: FMI

Exterior

• Parking: Off-site parking available; On-street parking
• Utilities: Con Edison electric service; Cable connected; Electricity connected; Natural gas connected; Public trash collection; No sewer listed
• Home design: Condominium; 15-story building; Unit entry level 12
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront; No additional parcels

Interior

• Kitchen: Dishwasher; Freezer; Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 2 total rooms (unit entry level 12 in building)
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Entrance foyer; No basement; No attic
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $799k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $582k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $547k (31.6% below list).
• Recommended offer: $547k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 2.6% in New York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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).
• This rent runs 38% 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 $45k of equity ($6k loan paydown + $40k 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.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $218k; list at $799k implies a 266% 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 $546,697 (31.6% 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: 0.68% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.95%
• DSCR: 0.51
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.97% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.37×
• Total profit: $82,104
• Equity at exit: $451,186

10-year hold

• IRR: 9.8%
• Equity multiple: 2.93×
• Total profit: $431,963
• Equity at exit: $777,370

Cash invested: $223,720 (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 10022

• Home prices YoY: 2.4%
• Rents YoY: 8.7%
• Active inventory: 715
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $5,467 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$1,022 /mo · $12,261/yr
• Insurance: −$333
• HOA est. from 1 same-building comp: −$816
• Vacancy / Maint / Mgmt: −$1,148
• Net cashflow: $-2,042

Break-even live

Break-even rent $8,052

Max offer price $438,307

Occupancy floor —

Sensitivity live

Price	-10% $-1,590	-5% $-1,816	+0% $-2,042	+5% $-2,268	+10% $-2,494
Rent	-10% $-2,474	-5% $-2,258	+0% $-2,042	+5% $-1,826	+10% $-1,610
Rate	-1.0pp $-1,639	-0.5pp $-1,839	base $-2,042	+0.5pp $-2,249	+1.0pp $-2,459

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	4d	3	0.13mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	25d	1	0.15mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	23d	1	0.18mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	16d	1	0.18mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$6,250	$7.90	4d	3	0.19mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$7,890	$13.72	0d	2	0.19mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,220	$8.70	0d	2	0.21mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	25d	1	0.22mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	4d	9	0.23mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	3d	5	0.24mi
940 1st Ave Unit 2040 New York, NY	2.0	1.5	600	$6,810	$11.35	0d	1	0.25mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	23d	1	0.27mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	22d	1	0.28mi
135 E 47th St New York, NY	1.0	1.0	580	$6,350	$10.94	0d	1	0.28mi
420 E 54th St New York, NY	3.0	1.0–2.5	1018	$7,261	$7.13	0d	12	0.30mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	6d	2	0.32mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$6,610	$7.32	4d	3	0.34mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	9d	1	0.34mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	25d	2	0.34mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	18d	2	0.35mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	25d	2	0.37mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	3d	2	0.42mi
599 E 56th St Unit 1817 New York, NY	1.0	1.0	625	$4,850	$7.76	25d	1	0.43mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	25d	2	0.43mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	9d	1	0.50mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	0d	2	0.51mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	9d	1	0.51mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	3d	1	0.51mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	9d	1	0.54mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	25d	2	0.55mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	23d	1	0.56mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	3d	1	0.60mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	23d	1	0.62mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	9d	2	0.70mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	4d	2	0.71mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$4,510	$6.01	25d	4	0.73mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	21d	2	0.77mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	3d	2	0.77mi
556 3rd Ave Unit 2244 New York, NY	1.0	1.0	500	$5,640	$11.28	0d	1	0.77mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$7,500	$4.84	9d	10	0.81mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-21
   days on market $799,000 Active 10 DOM
2. 2026-06-18
   days on market $799,000 Active 7 DOM
3. 2026-06-17
   days on market $799,000 Active 6 DOM
4. 2026-06-16
   days on market $799,000 Active 5 DOM
5. 2026-06-15
   days on market $799,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $799,000 Active 2 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $12,261 · $1,022/mo
• Projected year-2 tax: $12,882 · $1,074/mo
• Expected delta: +$621/yr (+$52/mo · 5.1%)

ⓘ 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 7/10 Severe 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: $65,604
• − Mortgage interest: −$44,756
• − Property taxes: −$12,261
• − Insurance: −$3,995
• − Repairs & maintenance: −$5,248
• − Management: −$5,248
• − HOA: −$9,792
• − Depreciation: −$23,244
• Taxable loss: −$38,941
• Est. tax savings @ 24.0%: +$9,346
• After-tax cash flow: $-15,156/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

+265.7% since first listed

2 events — show timeline

• 2026-06-11 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 1985-07-10 Sold (Public Records) $218,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $12,261 · +0.0% YoY. Source: county tax records.