444 E 75th St Unit 4D · New York, NY 10021

$715,000

2 bd · 1.0 ba · 898 sqft · Condo public records · 18 Days on market

Built 1964 $2213/mo HOA · 34% 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 +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• 1% rule +4.2/10.0
• Cash flow +4.1/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

The 2 Bedroom You Have Been Looking For Just the 2 bedroom home you have been looking for is waiting for you. Fully renovated with lots of closets, apartment 4D is truly Home Sweet Home. A separate entry foyer leads you to an apartment where light shines through all of the windows all day long. The newly renovated windowed kitchen is a pleasure to cook and entertain in. Because this is a corner apartment and recessed along a two way street, there is lots of light and it is very quiet. This home is move in ready. Sorry, no washer/dryers are allowed in the units. The Larrimore has been fully renovated with every major capital improvement and expense completed. There is a new HVAC system, l

Key facts

• Fully renovated
• New lobby
• New hallways

Tags

• FULLY RENOVATED
• CORNER APARTMENT
• NEW HVAC SYSTEM
• NEW LOBBY
• NEW HALLWAYS
• NEW ROOF

Property features AI

Finance

• HOA & community: Monthly association fee of $2,213; Building amenities include bike storage and elevators; 155 total units in the building; Pets allowed (building policy permits pets)

Exterior

• Home design: Condominium in a 20-story building; Entry on level 4; Has a view; Zoning: R10; Building name: The Larrimore
• Exterior features: Building courtyard

Interior

• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Dining area; Basement: Other
• Laundry & utility: No building laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $715k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $431k (39.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $658k (8.0% below list).
• Recommended offer: $431k (39.7% below list) — sets the bar for cash-flow.

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 (+9.1%/yr); 425 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $6,576/mo this rent would consume 50% of the median local household income ($159k/yr) (locally 2276% 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 $46k of equity ($5k loan paydown + $41k appreciation (5.7% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($704k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $431,453 (39.7% 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 1964 — 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: 0.92% ✗
• Cap rate: 3.00%
• Cash-on-cash: -11.75%
• DSCR: 0.48
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.71% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.53×
• Total profit: $105,710
• Equity at exit: $436,571

10-year hold

• IRR: 11.8%
• Equity multiple: 3.50×
• Total profit: $501,184
• Equity at exit: $780,792

Cash invested: $200,200 (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 10021

• Home prices YoY: 3.7%
• Rents YoY: 9.1%
• Active inventory: 425
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $6,576 high
• Mortgage (P&I): −$3,750
• Tax est. 1.5%: −$894 /mo · $10,725/yr
• Insurance: −$298
• HOA: −$2,213
• Vacancy / Maint / Mgmt: −$1,381
• Net cashflow: $-1,960

Break-even live

Break-even rent $9,056

Max offer price $431,453

Occupancy floor —

Sensitivity live

Price	-10% $-1,465	-5% $-1,712	+0% $-1,960	+5% $-2,207	+10% $-2,454
Rent	-10% $-2,479	-5% $-2,219	+0% $-1,960	+5% $-1,700	+10% $-1,440
Rate	-1.0pp $-1,599	-0.5pp $-1,778	base $-1,960	+0.5pp $-2,145	+1.0pp $-2,333

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: $178,750
• Closing costs: $21,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 E 74th St #1572 New York, NY	2.0	2.0	1000	$10,210	$10.21	22d	1	0.06mi
404 E 76th St New York, NY	1.0–2.0	1.0–2.0	1001	$7,500	$7.49	5d	2	0.09mi
404 E 76th St Unit 19C New York, NY	2.0	2.0	1100	$7,500	$6.82	26d	1	0.09mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	26d	1	0.12mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	26d	1	0.16mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	23d	1	0.22mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	26d	1	0.22mi
435 E 79th St New York, NY	1.0–3.0	1.0–2.0	943	$7,500	$7.95	9d	3	0.23mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$5,340	$9.71	26d	2	0.25mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	23d	1	0.25mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	20d	1	0.25mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	22d	1	0.29mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$6,748	$9.06	26d	3	0.30mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	4d	2	0.30mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	26d	1	0.30mi
411 E 68th St Unit 1021976P New York, NY	2.0	1.0	893	$6,792	$7.61	23d	1	0.33mi
300 E 69th St Unit 1294661P New York, NY	2.0	1.0	839	$6,870	$8.19	21d	1	0.38mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$8,460	$12.10	3d	2	0.38mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$5,580	$10.63	26d	2	0.42mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	23d	1	0.43mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$17,070	$21.58	5d	2	0.47mi
888 Main St New York, NY	3.0	1.0–2.0	908	$6,151	$6.77	0d	8	0.48mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$7,960	$12.51	3d	3	0.50mi
360 E 65th St #1283 New York, NY	1.0–3.0	1.0–2.0	1059	$6,815	$6.44	5d	3	0.52mi
304 E 65th St Unit 11C New York, NY	1.0	1.0	770	$5,450	$7.08	16d	1	0.55mi
435 E 86th St Unit 2001 New York, NY	1.0	1.0	800	$5,480	$6.85	26d	1	0.58mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	21d	1	0.59mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	3d	1	0.60mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$9,640	$10.15	5d	2	0.62mi
305 E 86th St New York, NY	1.0–3.0	1.0–2.0	820	$8,885	$10.83	26d	10	0.63mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	26d	1	0.63mi
301 E 63rd St New York, NY	2.0	1.0	975	$6,650	$6.82	6d	1	0.63mi
900 Park Ave New York, NY	1.0–2.0	1.5–2.5	1200	$17,500	$14.58	25d	2	0.63mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	23d	1	0.64mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,050	$11.41	0d	2	0.64mi
125 E 83rd St Unit 1312101P New York, NY	1.0	1.0	839	$7,470	$8.90	7d	1	0.66mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	26d	2	0.66mi
220 E 63rd St #567 New York, NY	1.0	1.0	800	$6,460	$8.07	22d	1	0.69mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$10,020	$14.31	0d	2	0.69mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$8,090	$12.32	0d	3	0.71mi

HOA detail condo

• Monthly dues: $2,213 · $26,556/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $715,000 Active 18 DOM
2. 2026-06-18
   days on market $715,000 Active 15 DOM
3. 2026-06-17
   days on market $715,000 Active 14 DOM
4. 2026-06-16
   days on market $715,000 Active 13 DOM
5. 2026-06-15
   days on market $715,000 Active 12 DOM
6. 2026-06-13
   days on market $715,000 Active 10 DOM
7. 2026-06-09
   days on market $715,000 Active 6 DOM
8. 2026-06-08
   days on market $715,000 Active 5 DOM
9. 2026-06-07
   days on market $715,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $715,000 Active 1 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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $78,906
• − Mortgage interest: −$40,051
• − Property taxes: −$10,725
• − Insurance: −$3,575
• − Repairs & maintenance: −$6,313
• − Management: −$6,313
• − HOA: −$26,556
• − Depreciation: −$20,800
• Taxable loss: −$35,426
• Est. tax savings @ 24.0%: +$8,502
• After-tax cash flow: $-15,012/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): 39,868
• Household income: $158,677
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 2276.0

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 (80%)
• Race & ethnicity: White 80% Asian 10% Hispanic / Latino 7% Two or more races 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Lithuanian 5%
• Foreign-born: 19% · Canada, China, Dominican Republic
• Languages at home: 74% English-only · Spanish 6% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▲ 5.71%
• Current HPI: 158.8838
• Rent YoY: ▲ 9.10%
• 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

• 2026-06-03 Listed $715,000 RLS at REBNY