382 Central Park W Unit 17E · New York, NY 10025

$651,375

1 bd · 1.0 ba · 540 sqft · Condo public records · 132 Days on market

Built 1961 $535/mo HOA

---

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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Rarely Available Offering, please inquire for more information. NO BOARD APPROVAL AND NO APPLICATION PROCESS. Live on the Park postwar condominium apartment originated from Architects Skidmore, Owings & Merrill. Enjoy Central Park at its finest from this south facing pacious alcove studio easily converted to a one bedroom. This prime address located within the newly constructed Columbus Square retail shopping complex, which is comprised of Whole Foods, Starbucks, Home Goods, Michaels, Sephora and much more. 382 Central Park West is a full service building which amenities include 24 Hour Doorman, Bike Room, Driveway, Parking Lot, Courtyard, Garden, Fitness Room, Laundry Room, Pla

Key facts

• Bike room
• South facing
• Parking lot

Tags

• SOUTH FACING
• FULL SERVICE BUILDING
• 24 HOUR DOORMAN
• BIKE ROOM
• PARKING LOT
• COURTYARD

Property features AI

Finance

• Other: Building contains 414 total units
• HOA & community: Monthly association fee of $535; Building allows dogs

Exterior

• Parking: Has garage
• Home design: Olmsted Condominium; 20-story building; Unit entry on level 17
• Exterior features: No specific exterior features listed

Interior

• Bedrooms: 2 total rooms (includes living area and bedroom)
• Bathrooms: 1 full bathroom
• Interior features: Condominium building with common playroom and storage; Building offers bike storage; Has a view
• Laundry & utility: Building laundry (shared/common laundry facilities)

🏢 Co-op / cooperative unit. The $651,375 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $651k.

Deal economics

• At list price, monthly cash flow is $-30 ($-360/yr) — negative.
• To cash-flow at today's rent, offer at most $646k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $583k (10.6% below list).
• Recommended offer: $573k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Market conditions: Rents rising fast (+6.4%/yr); 304 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $5,826/mo this rent would consume 64% of the median local household income ($109k/yr) (locally 7824% 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 $35k of equity ($5k loan paydown + $31k appreciation (4.7% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 6.4% rent growth), your $182k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($573k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• 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 $573,210 (12.0% 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 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — 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. 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.
11. 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.
12. 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: 0.89% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.73% appreciation · 6.4% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.87×
• Total profit: $159,112
• Equity at exit: $358,609

10-year hold

• IRR: 16.0%
• Equity multiple: 3.93×
• Total profit: $534,254
• Equity at exit: $610,386

Cash invested: $182,385 (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 10025

• Home prices YoY: 1.7%
• Rents YoY: 6.4%
• Active inventory: 304
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $5,826 high
• Mortgage (P&I): −$3,416
• Tax from tax record: −$410 /mo · $4,919/yr
• Insurance: −$271
• HOA: −$535
• Vacancy / Maint / Mgmt: −$1,223
• Net cashflow: $-30

Break-even live

Break-even rent $5,864

Max offer price $646,074

Occupancy floor 96%

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: $162,844
• Closing costs: $19,541
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	1d	31	0.07mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$3,660	$4.07	25d	2	0.11mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	17d	1	0.18mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$4,800	$6.00	25d	2	0.24mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	22d	1	0.29mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$6,300	$8.40	2d	2	0.36mi
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	6d	1	0.36mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,725	$5.73	3d	3	0.45mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,695	$5.69	4d	4	0.45mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$6,270	$7.60	6d	2	0.45mi
189 W 89th St New York, NY	2.0	1.0–2.0	716	$6,414	$8.95	1d	13	0.46mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$6,210	$7.30	2d	2	0.51mi
210 W 89th St #165 New York, NY	1.0	1.0	675	$7,520	$11.14	2d	2	0.53mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$8,500	$15.21	22d	1	0.60mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$6,310	$3.81	1d	1	0.62mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	5d	1	0.65mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$5,550	$7.11	4d	2	0.77mi
45 W 81st St Unit 2011 New York, NY	1.0	1.0	450	$4,710	$10.47	25d	1	0.85mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	16d	1	0.95mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$5,580	$9.56	4d	2	0.98mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	3d	2	1.03mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	25d	1	1.08mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,960	$11.10	3d	1	1.11mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	6d	1	1.11mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$5,520	$7.46	2d	2	1.13mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	18d	1	1.17mi
241 W 75th St #773 New York, NY	1.0–2.0	1.0	750	$7,120	$9.49	4d	2	1.20mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	4d	2	1.22mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	21d	1	1.26mi
317 W 74th St Unit 1021986P New York, NY	2.0	1.0–2.0	645	$7,940	$12.30	3d	2	1.29mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,740	$8.43	2d	2	1.30mi
234 W 73rd St Unit 1031180P New York, NY	1.0	1.0	441	$4,950	$11.22	8d	1	1.32mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$6,430	$9.73	25d	4	1.32mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	4d	2	1.32mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	4d	3	1.32mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	25d	1	1.34mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	2d	3	1.36mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,600	$8.09	2d	2	1.36mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	4d	3	1.36mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	25d	1	1.37mi

HOA detail condo

• Monthly dues: $535 · $6,420/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $651,375 Active 132 DOM
2. 2026-06-17
   days on market $651,375 Active 131 DOM
3. 2026-06-15
   days on market $651,375 Active 129 DOM
4. 2026-06-13
   days on market $651,375 Active 127 DOM
5. 2026-06-10
   days on market $651,375 Active 123 DOM
6. 2026-06-08
   days on market $651,375 Active 122 DOM
7. 2026-06-04
   days on market $651,375 Active 118 DOM
8. 2026-06-03
   days on market $651,375 Active 117 DOM
9. 2026-06-01
   days on market $651,375 Active 115 DOM
10. 2026-05-31
    days on market $651,375 Active 114 DOM
11. 2026-04-30
    status Active
12. 2026-03-20
    status Active
13. 2026-01-05
    listed $651,375 Active

ⓘ 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: $4,919 · $410/mo
• Projected year-2 tax: $7,964 · $664/mo
• Expected delta: +$3,045/yr (+$254/mo · 61.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $69,907
• − Mortgage interest: −$36,487
• − Property taxes: −$4,919
• − Insurance: −$3,257
• − Repairs & maintenance: −$5,593
• − Management: −$5,593
• − HOA: −$6,420
• − Depreciation: −$18,949
• Taxable loss: −$11,310
• Est. tax savings @ 24.0%: +$2,715
• After-tax cash flow: $2,354/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): 93,065
• Household income: $108,940
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7824.0

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 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 22% Two or more races 12% Asian 10% Black 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 6%
• Common ancestry: Scotch-Irish 4% Romanian 3% Lithuanian 2%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 18% Chinese 5% French/Haitian/Cajun 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: ▲ 4.73%
• Current HPI: 276.1636
• Rent YoY: ▲ 6.40%
• 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

3 events — show timeline

• 2026-04-30 Relisted — RLS at REBNY
• 2026-03-20 Relisted — RLS at REBNY
• 2026-01-05 Listed $651,375 RLS at REBNY

Property tax history

+4.8%/yr

Latest (2025): $4,919 · +0.2% YoY. Source: county tax records.