137 E 36th St Unit 9H · New York, NY 10016

$619,000

1 bd · 1.0 ba · 775 sqft · Condo · 20 Days on market

Built 1974

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Why this score? — see what drove the F 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 +6.3/10.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Cash flow +0.8/30.0
• DSCR +0.0/10.0

Listing remarks

1bed, 1beth , can be Jr 4 ! use like 2 bed rooms or separate office room. cherry wood flooring open kitchen , custom cherry cabinets and stainless steel appliances , updated good sized hallway bathroom, 2 big closets, custom california closet in the bed room, 24 hour doorman, beautiful wraparound roof deck and enjoy the charm of the landscaped courtyards, gym and laundry room, nearby grand central station, very convenient location, no flip tax, no assessment, Easy to show.

Key facts

• Cherry wood flooring
• Big closets
• Open kitchen

Tags

• CHERRY WOOD FLOORING
• OPEN KITCHEN
• CUSTOM CHEERY CABINETS
• STAINLESS STEEL APPLIANCES
• GOOD SIZED HALLWAY BATHROOM
• BIG CLOSETS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Cable available; Electricity available
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: Bedroom located on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bath; Natural woodwork; 4 total rooms; No basement
• Laundry & utility: Pets not allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $619k.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $559k (9.8% below list).
• Recommended offer: $559k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 1.2% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+5.4%/yr); 491 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $5,585/mo this rent would consume 48% 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 $21k of equity ($4k loan paydown + $17k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($610k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 49% 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 $558,530 (9.8% 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 1974 — 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: 0.90% ✗
• Cap rate: 1.21%
• Cash-on-cash: -18.17%
• DSCR: 0.19
• GRM: 9.2

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: -8.7%
• Equity multiple: 0.50×
• Total profit: $-86,733
• Equity at exit: $267,840

10-year hold

• IRR: -1.3%
• Equity multiple: 0.79×
• Total profit: $-36,956
• Equity at exit: $404,796

Cash invested: $173,320 (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: 491
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $5,585 high
• Mortgage (P&I): −$3,246
• Tax est. 1.5%: −$774 /mo · $9,285/yr
• Insurance: −$258
• HOA est. from 1 same-building comp: −$2,759
• Vacancy / Maint / Mgmt: −$1,173
• Net cashflow: $-2,624

Break-even live

Break-even rent $8,907

Max offer price $239,248

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 E 38th St New York, NY	3.0	1.0–2.0	750	$4,510	$6.01	24d	4	0.05mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	20d	2	0.06mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	2d	2	0.06mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	7d	3	0.11mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	2d	3	0.15mi
222 E 39th St New York, NY	4.0	1.0–2.0	1100	$5,784	$5.26	10d	19	0.16mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$5,600	$5.09	6d	19	0.16mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$4,525	$4.11	3d	20	0.16mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$5,500	$5.00	24d	18	0.16mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$5,500	$5.00	20d	19	0.16mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	7d	3	0.19mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	6d	1	0.21mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	7d	2	0.27mi
230 E 32nd St New York, NY	2.0	1.0	800	$5,395	$6.74	16d	2	0.29mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	24d	2	0.38mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	22d	1	0.38mi
121 Madison Ave New York, NY	2.0–4.0	1.0–2.0	1012	$7,295	$7.20	7d	3	0.39mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	7d	13	0.39mi
279 E 44th St #894 New York, NY	1.0	1.0	950	$7,190	$7.57	6d	1	0.41mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$5,532	$6.23	1d	55	0.42mi
10 E 29th St New York, NY	1.0–3.0	1.0–3.0	1323	$6,283	$4.75	1d	4	0.48mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	24d	2	0.50mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	22d	1	0.51mi
135 E 47th St New York, NY	1.0	1.0	572	$6,600	$11.53	6d	1	0.52mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	24d	2	0.53mi
241 5th Ave Unit 11A New York, NY	2.0	2.0	991	$8,995	$9.08	24d	1	0.55mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	3d	9	0.55mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	20d	1	0.57mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	15d	1	0.61mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	7d	2	0.62mi
250 E 49th St Unit 4A New York, NY	1.0	1.0	802	$6,400	$7.98	24d	1	0.63mi
303 Park Ave #2321 New York, NY	1.0	1.5	808	$14,500	$17.95	7d	1	0.64mi
303 Park Ave #2203 New York, NY	1.0	1.5	796	$13,500	$16.96	7d	1	0.64mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	24d	1	0.65mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	7d	1	0.67mi
117 W 28th St #1467 New York, NY	1.0	2.0	1000	$8,760	$8.76	24d	1	0.70mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	3d	2	0.72mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	3d	3	0.73mi
776 6th Ave New York, NY	2.0	1.0–2.0	756	$7,743	$10.24	1d	18	0.74mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$6,250	$7.90	3d	3	0.75mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-18
   days on market $619,000 Active 20 DOM
2. 2026-06-17
   pricedays on market $619,000 Active 19 DOM
3. 2026-06-16
   days on market $649,000 Active 18 DOM
4. 2026-06-15
   days on market $649,000 Active 17 DOM
5. 2026-06-13
   days on market $649,000 Active 15 DOM
6. 2026-06-09
   days on market $649,000 Active 11 DOM
7. 2026-06-08
   days on market $649,000 Active 10 DOM
8. 2026-06-08
   days on market $649,000 Active 9 DOM
9. 2026-06-04
   days on market $649,000 Active 6 DOM
10. 2026-06-03
    days on market $649,000 Active 5 DOM
11. 2026-06-02
    days on market $649,000 Active 4 DOM
12. 2026-06-01
    days on market $649,000 Active 3 DOM
13. 2026-05-31
    days on market $649,000 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: $67,024
• − Mortgage interest: −$34,674
• − Property taxes: −$9,285
• − Insurance: −$3,095
• − Repairs & maintenance: −$5,362
• − Management: −$5,362
• − HOA: −$33,108
• − Depreciation: −$18,007
• Taxable loss: −$41,869
• Est. tax savings @ 24.0%: +$10,049
• After-tax cash flow: $-21,444/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

+1.4% since first listed

7 events — show timeline

• 2026-05-29 Listed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-30 Price Changed $598,000 RLS at REBNY
• 2023-04-11 Price Changed $599,000 RLS at REBNY
• 2023-02-07 Listed $629,000 RLS at REBNY
• 2016-05-09 Listed $640,000 RLS at REBNY
• 2016-05-09 Listed $640,000 RLS at REBNY
• 2016-05-09 Listed $640,000 RLS at REBNY