2 E 55th St Unit 821W18 · New York, NY 10022

$220,000

2 bd · 2.0 ba · 957 sqft · Condo · 38 Days on market

Built 1903 Excellent condition $2821/mo HOA · 43% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0

Listing remarks

NEWLY RENOVATED! Enjoy all the benefits of an elegant PIED-A-TERRE offering five-star hotel amenities for 28 days each year without the expense of full-time ownership, with this fractional timeshare opportunity. This fully furnished FRACTIONAL TIMESHARE OWNERSHIP Residence is deeded real estate, with ownership that entitles you to 28 indulgent days in a luxurious 2-bedroom/2-bath residence at The St. Regis each year, or up to 49 days depending on usage patterns of your residence. Alternatively, you may allocate some of your time through the Interchange Program at another participating Residence Club property, such as the St. Regis Residence Club in Aspen or the Phoenician in Scottsdale, Ar

Key facts

• Split bedroom layout
• Butler pantry
• $2,821 HOA

Tags

• BUTLER PANTRY
• SPLIT BEDROOM LAYOUT
• 24 HOUR BUTLER SERVICE
• NEWLY EXPANDED FITNESS CENTER
• IMMEDIATE ACCESS TO SHOPPING

Property features AI

Finance

• Other: Building name: The St. Regis Hotel; 48 total units in the building
• Financial info: Pets are not allowed in the building
• HOA & community: Monthly association fee of $2,821; Building amenities include concierge, elevators, fitness center / health club, on-site management, and a restaurant

Exterior

• Parking: Parking information not provided
• Security: Security system; Security guard
• Utilities: Utilities details not provided
• Home design: Condominium unit in a 20-story building; Entry at level 8
• Construction: Construction details not provided
• Exterior features: Has a view; Lot dimensions approximately 249.5 x 100.42

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet; Marble
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Furnished; Wet bar / Bar; Chandelier; Crown molding; High ceilings; Built-in sound system; Soaking tub
• Laundry & utility: Building laundry in multiple locations; Common on-floor laundry; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 (+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).
• At $6,567/mo this rent would consume 46% of the median local household income ($172k/yr) (locally 2256% 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 $12k of equity ($2k loan paydown + $11k 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.
• At projected returns (5.0% appreciation + 8.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent; built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — 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. 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: 2.99% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.49%
• DSCR: 1.73
• GRM: 2.8

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: 34.2%
• Equity multiple: 3.29×
• Total profit: $140,757
• Equity at exit: $124,232

10-year hold

• IRR: 37.4%
• Equity multiple: 8.56×
• Total profit: $465,895
• Equity at exit: $214,044

Cash invested: $61,600 (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 10022

• Home prices YoY: 2.4%
• Rents YoY: 8.7%
• Active inventory: 715
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $6,567 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$2,821
• Vacancy / Maint / Mgmt: −$1,379
• Net cashflow: $847

Break-even live

Break-even rent $5,495

Max offer price $220,000

Occupancy floor 82%

Sensitivity live

Price	-10% $999	-5% $923	+0% $847	+5% $771	+10% $695
Rent	-10% $328	-5% $587	+0% $847	+5% $1,106	+10% $1,365
Rate	-1.0pp $957	-0.5pp $903	base $847	+0.5pp $790	+1.0pp $732

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$6,090	$10.15	0d	2	0.14mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	0d	2	0.17mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	6d	2	0.17mi
40 W 55th St Unit 5D New York, NY	2.0	2.5	1070	$6,500	$6.07	25d	1	0.21mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$15,738	$5.72	3d	5	0.23mi
55 W 55th St Unit 9AA New York, NY	2.0	1.5	1000	$6,000	$6.00	21d	1	0.24mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	23d	1	0.29mi
303 Park Ave #2321 New York, NY	1.0	1.5	808	$14,500	$17.95	8d	1	0.29mi
303 Park Ave #2203 New York, NY	1.0	1.5	796	$13,500	$16.96	8d	1	0.29mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	25d	1	0.36mi
227 E 57th St Unit 14C New York, NY	1.0	1.0	780	$4,750	$6.09	25d	1	0.37mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	8d	1	0.40mi
250 E 53rd St #403 New York, NY	1.0	1.0	823	$5,850	$7.11	25d	1	0.41mi
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	16d	2	0.42mi
300 E 57th St #1714 New York, NY	1.0	1.0	820	$5,800	$7.07	21d	1	0.44mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$8,572	$9.76	4d	9	0.44mi
135 E 47th St New York, NY	1.0	1.0	580	$6,350	$10.94	0d	1	0.44mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	16d	1	0.46mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	23d	1	0.46mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1578	$30,000	$19.01	3d	9	0.46mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$28,750	$18.55	8d	10	0.46mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$29,625	$19.11	8d	9	0.46mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$7,930	$9.06	3d	3	0.48mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	3d	2	0.48mi
250 E 49th St Unit 4A New York, NY	1.0	1.0	802	$6,400	$7.98	25d	1	0.49mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	8d	1	0.51mi
220 E 63rd St #567 New York, NY	1.0	1.0	800	$6,460	$8.07	21d	1	0.51mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	23d	1	0.51mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$7,890	$13.72	0d	2	0.53mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$7,630	$9.65	4d	3	0.54mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	25d	2	0.54mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	25d	1	0.55mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$8,590	$9.51	4d	3	0.58mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$8,370	$9.27	8d	2	0.58mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	21d	1	0.58mi
301 E 63rd St New York, NY	2.0	1.0	975	$6,650	$6.82	5d	1	0.59mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	3d	1	0.59mi
940 1st Ave Unit 2040 New York, NY	2.0	1.5	600	$6,810	$11.35	0d	1	0.59mi
1600 Broadway #697 New York, NY	1.0–2.0	1.0	900	$9,813	$10.90	25d	3	0.60mi
412 E 55th St New York, NY	1.0	1.0	767	$5,250	$6.84	25d	1	0.61mi

HOA detail condo

• Monthly dues: $2,821 · $33,852/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $220,000 Active 38 DOM
2. 2026-06-18
   days on market $220,000 Active 35 DOM
3. 2026-06-17
   days on market $220,000 Active 34 DOM
4. 2026-06-16
   days on market $220,000 Active 33 DOM
5. 2026-06-15
   days on market $220,000 Active 32 DOM
6. 2026-06-13
   days on market $220,000 Active 30 DOM
7. 2026-06-10
   days on market $220,000 Active 26 DOM
8. 2026-06-08
   days on market $220,000 Active 25 DOM
9. 2026-06-08
   days on market $220,000 Active 24 DOM
10. 2026-06-04
    days on market $220,000 Active 21 DOM
11. 2026-06-03
    days on market $220,000 Active 20 DOM
12. 2026-06-02
    days on market $220,000 Active 19 DOM
13. 2026-06-01
    days on market $220,000 Active 18 DOM
14. 2026-05-31
    days on market $220,000 Active 17 DOM
15. 2026-05-14
    listed $220,000 Active

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

Taxation est. · year 1

• Rental income: $78,806
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$6,304
• − Management: −$6,304
• − HOA: −$33,852
• − Depreciation: −$6,400
• Taxable income: $9,221
• Est. tax owed @ 24.0%: −$2,213
• After-tax cash flow: $7,947/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This fully renovated luxury residence offers five-star hotel amenities and is in excellent condition, ready for immediate occupancy.

Value-add opportunities

• Both Upgrade lighting fixtures — Modernize and enhance ambiance
• Both Add smart home technology — Improve convenience and energy efficiency
• Both Install smart thermostat — Save on energy costs and improve comfort
• Both Add smart locks — Enhance security and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Upgrade lighting fixtures — Modernize and enhance ambiance ↑
• Both Add smart home technology — Improve convenience and energy efficiency ↑
• Both Install smart thermostat — Save on energy costs and improve comfort ↑
• Both Add smart locks — Enhance security and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-14 Listed $220,000 RLS at REBNY