93 Worth St #302 · New York, NY 10013

$1,020,000

1 bd · 1.0 ba · 564 sqft · Condo public records · 90 Days on market

Built 1924 $766/mo HOA · 11% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.9/10.0

Listing remarks

Renovated 1-Bedroom with Great Light & Low Monthly Costs. Welcome to Residence 302 at 93 Worth Street, a beautifully renovated one-bedroom home offering natural light, thoughtful design, and the rare advantage of exceptionally low monthly carrying costs in a full-service Tribeca condominium. With north and east exposures, oversized windows, and ceilings over 10 feet, the home feels bright, open, and spacious. The layout comfortably accommodates both living and dining areas, while the open kitchen features a Viking range, Sub-Zero refrigeration drawers, and a Fisher & Paykel dishwasher. The king-sized bedroom includes custom California Closets, while the spa-like bathroom feature

Key facts

• Vaulted lobby
• Open chef's kitchen
• Landscaped rooftop

Tags

• OPEN CHEF'S KITCHEN
• SPA-INSPIRED BATHROOM
• LANDSCAPED ROOFTOP
• 24-HOUR CONCIERGE
• VAULTED LOBBY
• CUSTOM CALIFORNIA CLOSETS

Property features AI

Finance

• Other: Building has elevator(s); Total units in building: 92
• HOA & community: Monthly association fee of $766; Building allows cats and dogs

Exterior

• Utilities: Central air (cooling)
• Home design: Condo in a 14-story building; Unit entry level 302; Has view
• Construction: Building name: 93 Worth
• Exterior features: Building roof deck; Building barbecue

Interior

• Bedrooms: 3 total rooms
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: High ceilings; Recessed lighting; Unfurnished
• Laundry & utility: In-unit laundry; Common laundry on the floor; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $1.02M.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $729k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $701k (31.3% below list).
• Recommended offer: $701k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+9.4%/yr); 231 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $7,006/mo this rent would consume 52% of the median local household income ($161k/yr) (locally 2000% 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 $109k of equity ($7k loan paydown + $102k appreciation (10.0% 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 ~$175k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($959k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $140k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $631k; list at $1.02M implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $700,649 (31.3% 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 90 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1924 — 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. 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?
11. 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.
12. 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.
13. 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: 0.69% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.93%
• DSCR: 0.69
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.71×
• Total profit: $487,758
• Equity at exit: $918,897

10-year hold

• IRR: 20.0%
• Equity multiple: 6.64×
• Total profit: $1,611,025
• Equity at exit: $1,981,636

Cash invested: $285,600 (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 10013

• Home prices YoY: 4.4%
• Rents YoY: 9.4%
• Active inventory: 231
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $7,006 high
• Mortgage (P&I): −$5,349
• Tax from tax record: −$643 /mo · $7,720/yr
• Insurance: −$425
• HOA: −$766
• Vacancy / Maint / Mgmt: −$1,471
• Net cashflow: $-1,648

Break-even live

Break-even rent $9,093

Max offer price $728,832

Occupancy floor —

Sensitivity live

Price	-10% $-1,071	-5% $-1,360	+0% $-1,648	+5% $-1,937	+10% $-2,226
Rent	-10% $-2,202	-5% $-1,925	+0% $-1,648	+5% $-1,371	+10% $-1,095
Rate	-1.0pp $-1,135	-0.5pp $-1,389	base $-1,648	+0.5pp $-1,913	+1.0pp $-2,181

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: $255,000
• Closing costs: $30,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	10d	13	0.01mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$8,935	$10.88	1d	3	0.10mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	10d	7	0.10mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	26d	1	0.38mi
400 Chambers St #587 New York, NY	2.0	1.0–1.5	675	$7,370	$10.91	10d	3	0.53mi
140 Broadway Unit 1298277P New York, NY	1.0	1.0	699	$9,406	$13.46	24d	1	0.62mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$8,040	$11.04	5d	2	0.69mi
389 S End Ave New York, NY	3.0	1.0–2.0	1080	$6,685	$6.19	3d	36	0.74mi
63 Wall St #1971 New York, NY	1.0	1.0	489	$5,120	$10.46	1d	2	0.80mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$5,750	$9.03	5d	2	0.81mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	26d	1	0.83mi
75 Wall St New York, NY	3.0	1.0–3.0	452	$7,598	$16.81	17d	16	0.83mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	6d	3	0.83mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	6d	2	0.85mi
95 Wall St New York, NY	2.0	1.0–2.0	881	$5,978	$6.78	0d	32	0.86mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,078	$7.62	0d	1	0.86mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$4,534	$7.56	26d	5	0.87mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$5,761	$7.29	1d	25	0.88mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	24d	1	0.88mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	4d	2	0.90mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$7,970	$9.38	4d	2	0.98mi
1 West St #546 New York, NY	1.0	1.0	700	$5,770	$8.24	23d	1	0.99mi
25 Water St Unit 707 New York, NY	—	1.0	550	$3,950	$7.18	26d	1	1.03mi
25 Water St Apt 706 New York, NY	—	1.0	550	$3,990	$7.25	26d	1	1.03mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	12d	3	1.04mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	10d	2	1.09mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	24d	1	1.11mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,640	$9.82	1d	3	1.11mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	10d	2	1.11mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	10d	1	1.18mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	26d	1	1.20mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	10d	2	1.22mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	24d	1	1.24mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	5d	2	1.26mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	26d	1	1.27mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	1d	2	1.28mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	10d	1	1.32mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$5,650	$7.98	1d	2	1.32mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	10d	2	1.40mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	12d	3	1.42mi

HOA detail condo

• Monthly dues: $766 · $9,192/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $1,020,000 Active 90 DOM
2. 2026-06-18
   days on market $1,020,000 Active 87 DOM
3. 2026-06-17
   days on market $1,020,000 Active 86 DOM
4. 2026-06-15
   days on market $1,020,000 Active 84 DOM
5. 2026-06-13
   days on market $1,020,000 Active 82 DOM
6. 2026-06-10
   days on market $1,020,000 Active 78 DOM
7. 2026-06-08
   days on market $1,020,000 Active 77 DOM
8. 2026-06-08
   days on market $1,020,000 Active 76 DOM
9. 2026-06-04
   days on market $1,020,000 Active 73 DOM
10. 2026-06-03
    days on market $1,020,000 Active 72 DOM
11. 2026-06-01
    days on market $1,020,000 Active 70 DOM
12. 2026-05-31
    remarks 691-char remark
13. 2026-05-31
    pricedays on market $1,020,000 Active 69 DOM
14. 2026-04-13
    price $1,100,000
15. 2026-03-16
    listed $1,160,000 Active
16. 2024-05-06
    price $1,199,000
17. 2014-03-31
    soldstatus $631,315
18. 2012-12-06
    listed $620,000
19. 2012-12-06
    listed $631,315
20. 2012-12-06
    listed $620,000
21. 2012-12-06
    listed $620,000
22. 2012-12-06
    listed $620,000

ⓘ 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: $7,720 · $643/mo
• Projected year-2 tax: $12,479 · $1,040/mo
• Expected delta: +$4,759/yr (+$397/mo · 61.6%)

ⓘ 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 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: $84,078
• − Mortgage interest: −$57,136
• − Property taxes: −$7,720
• − Insurance: −$5,100
• − Repairs & maintenance: −$6,726
• − Management: −$6,726
• − HOA: −$9,192
• − Depreciation: −$29,673
• Taxable loss: −$38,196
• Est. tax savings @ 24.0%: +$9,167
• After-tax cash flow: $-10,612/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): 27,219
• Household income: $161,154
• Rent vs Own: 69.9% rent · 30.1% own
• Severe rent burden: 2000.0

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 0.62)
• Race & ethnicity: White 53% Asian 31% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Scotch-Irish 4% Romanian 3% Scandinavian 3%
• Foreign-born: 31% · China, Canada, South Korea
• Languages at home: 65% English-only · Chinese 19% Other Indo-European 7% Spanish 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: ▲ 10.12%
• Current HPI: 239.8397
• Rent YoY: ▲ 9.40%
• 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

+77.4% since first listed

9 events — show timeline

• 2026-04-13 Price Changed $1,100,000 RLS at REBNY
• 2026-03-16 Listed $1,160,000 RLS at REBNY
• 2024-05-06 Price Changed $1,199,000 RLS at REBNY
• 2014-03-31 Sold (Public Records) $631,315 Public Records
• 2012-12-06 Listed $620,000 RLS at REBNY
• 2012-12-06 Listed $620,000 RLS at REBNY
• 2012-12-06 Listed $620,000 RLS at REBNY
• 2012-12-06 Listed $631,315 RLS at REBNY
• 2012-12-06 Listed $620,000 RLS at REBNY

Property tax history

+1.7%/yr

Latest (2025): $7,720 · -24.6% YoY. Source: county tax records.