357 W 55th St Unit 4B · New York, NY 10019

$825,000

1 bd · 1.0 ba · 1,013 sqft · Townhouse · 44 Days on market

Built 1935 Good condition $814/sqft · 31% below area Est $1.198M · 31% under $2420/mo HOA · 32% of rent ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Schools +8.0/10.0
• Appreciation +6.8/10.0
• Cash flow +4.5/30.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• DSCR +0.0/10.0

Listing remarks

This is the apartment you’ve been waiting for. A rare opportunity to own an oversized one bedroom in the heart of Hell’s Kitchen with the potential to easily convert into a true 2 bedroom while still maintaining an expansive living and dining area. At over 1,000 square feet, this is one of the best values currently on the market in the neighborhood. The apartment is in impeccable, move in ready condition and has been incredibly well maintained by the owner. The scale of the home is immediately impressive. The living area easily accommodates a large sectional, a dining table for 8, and still has room to spare.

Key facts

• Separate foyer area
• Soundproof windows
• King sized bedroom

Tags

• OVERSIZED ONE BEDROOM
• SEPARATE FOYER AREA
• OVERSIZED EAT IN KITCHEN
• EXCEPTIONAL STORAGE
• KING SIZED BEDROOM
• SOUNDPROOF WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $825k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $517k (37.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $759k (8.0% below list).
• Recommended offer: $517k (37.3% 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.
• 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 (+4.2%/yr); 626 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $7,590/mo this rent would consume 71% of the median local household income ($129k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $35k of equity ($6k loan paydown + $30k appreciation (3.6% 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($800k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 32% of rent; built in 1935 — 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 $517,484 (37.3% 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 44 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 3.20%
• Cash-on-cash: -11.04%
• DSCR: 0.51
• GRM: 9.1

CMA / ARV

• ARV (median comp): $1,197,946
• List price: $825,000
• Delta: -31.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 W 42nd St Unit 11L	0.68mi	2/2.0 (+1)	957 (-6%)	6mo	$1,250,000	$1,306	45
200 Riverside Blvd Unit 10C	0.87mi	2/1.5 (+1)	1,050 (+4%)	10mo	$1,150,000	$1,095	44
161 W 61 St Unit 23C	0.35mi	2/2.0 (+1)	1,209 (+19%)	19mo	$1,800,000	$1,489	34
140 West End Ave Unit 16M	0.64mi	1/1.0	825 (-19%)	22mo	$770,000	$933	27
135 E 47th St Unit 30C	1.09mi	2/2.0 (+1)	1,092 (+8%)	20mo	$135,000	$124	26
160 E 48th St Unit 12D12	1.10mi	1/1.0	850 (-16%)	20mo	$330,000	$388	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.61% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $2,132
• Equity at exit: $399,504

10-year hold

• IRR: 4.7%
• Equity multiple: 1.79×
• Total profit: $181,920
• Equity at exit: $638,867

Cash invested: $231,000 (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 →

Active competition Active MLS

• For sale now: 373 active · 9 under contract
• Median asking: $1,479,000 ($1526/sqft)
• Median days on market: 100 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: -22.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10019

• Home prices YoY: 1.5%
• Rents YoY: 4.2%
• Active inventory: 626
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $7,590 high
• Mortgage (P&I): −$4,326
• Tax est. 1.5%: −$1,031 /mo · $12,375/yr
• Insurance: −$344
• HOA: −$2,420
• Vacancy / Maint / Mgmt: −$1,594
• Net cashflow: $-2,125

Break-even live

Break-even rent $10,280

Max offer price $517,484

Occupancy floor —

Sensitivity live

Price	-10% $-1,555	-5% $-1,840	+0% $-2,125	+5% $-2,410	+10% $-2,695
Rent	-10% $-2,725	-5% $-2,425	+0% $-2,125	+5% $-1,825	+10% $-1,526
Rate	-1.0pp $-1,710	-0.5pp $-1,915	base $-2,125	+0.5pp $-2,339	+1.0pp $-2,556

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: $206,250
• Closing costs: $24,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 W 57th St Unit 51M1 New York, NY	2.0	2.5	1355	$15,000	$11.07	59d	1	0.11mi
350 W 57th St Unit 14B New York, NY	1.0	1.0	1196	$7,500	$6.27	57d	1	0.11mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$8,040	$9.34	57d	2	0.16mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$6,470	$9.67	57d	3	0.22mi
500 W 56th St #116 New York, NY	2.0	1.0–2.0	680	$6,190	$9.10	57d	3	0.24mi
2 Columbus Ave Unit 35C New York, NY	2.0	2.5	1447	$9,500	$6.57	73d	1	0.24mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$5,866	$7.48	57d	1	0.28mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$6,270	$6.86	57d	3	0.33mi
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	64d	2	0.35mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	812	$6,845	$8.42	13d	3	0.36mi
135 W 52nd St Unit 25D New York, NY	2.0	2.0	1194	$9,500	$7.96	70d	1	0.38mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1685	$14,000	$8.31	12d	7	0.40mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1685	$10,000	$5.93	30d	8	0.40mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$7,500	$4.84	57d	10	0.40mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$9,250	$5.97	56d	9	0.40mi
1600 Broadway #697 New York, NY	1.0–2.0	1.0	900	$5,810	$6.46	73d	3	0.41mi
111 W 56th St Unit 37L New York, NY	2.0	2.5	1196	$13,000	$10.87	38d	1	0.42mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	71d	1	0.48mi
106 Central Park S New York, NY	1.0–3.0	1.0–3.5	1747	$6,000	$3.43	3d	2	0.49mi
1 W End Ave Unit 20H New York, NY	2.0	2.5	1375	$10,950	$7.96	48d	1	0.50mi
55 W 55th St Unit 9AA New York, NY	2.0	1.5	1000	$6,000	$6.00	69d	1	0.53mi
21 W End Ave New York, NY	2.0–3.0	2.0	750	$8,995	$11.99	73d	2	0.53mi
40 W 55th St Unit 5D New York, NY	2.0	2.5	1070	$6,500	$6.07	73d	1	0.55mi
622 11th Ave Unit 701 New York, NY	2.0	2.0	810	$7,400	$9.14	57d	1	0.58mi
622 11th Ave Unit 601 New York, NY	2.0	2.0	810	$7,350	$9.07	57d	1	0.58mi
622 11th Ave Unit 1301 New York, NY	2.0	2.0	810	$7,525	$9.29	57d	1	0.58mi
622 11th Ave Unit 201 New York, NY	2.0	2.0	810	$7,250	$8.95	57d	1	0.58mi
622 11th Ave Unit 304 New York, NY	2.0	2.0	810	$7,275	$8.98	57d	1	0.58mi
622 11th Ave Unit 1402 New York, NY	2.0	1.0	715	$7,600	$10.63	57d	1	0.58mi
622 11th Ave Unit 904 New York, NY	2.0	2.0	810	$7,475	$9.23	57d	1	0.58mi
622 11th Ave Unit 404 New York, NY	2.0	2.0	810	$7,300	$9.01	57d	1	0.58mi
400 W 61st St New York, NY	4.0	1.0–4.0	1567	$15,016	$9.58	0d	34	0.59mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,000	$6.40	1d	2	0.60mi
30 Riverside Blvd New York, NY	2.0	2.0	1382	$12,925	$9.35	32d	2	0.61mi
30 Riverside Blvd Unit 1105 New York, NY	1.0	1.0	907	$7,336	$8.09	57d	1	0.61mi
400 W 63rd St New York, NY	1.0–2.0	1.0–2.0	941	$5,418	$5.76	0d	7	0.62mi
50 Riverside Blvd Unit 10J New York, NY	2.0	2.0	1410	$9,950	$7.06	33d	1	0.62mi
101 W End Ave #950 New York, NY	1.0–2.0	1.0–2.0	814	$7,300	$8.97	0d	2	0.64mi
520 W 43rd St #742 New York, NY	1.0–2.0	1.0–2.0	769	$5,860	$7.62	57d	2	0.65mi
450 W 42nd St #1693 New York, NY	1.0–2.0	1.0–2.0	825	$6,330	$7.67	1d	2	0.67mi

Property features AI

Finance

• Other: Pets allowed (building permits cats and dogs)
• Financial info: Building has 72 total units
• HOA & community: Monthly association fee

Exterior

• Home design: Located on entry level 46-story buildingBuilding name: The Pembroke
• Exterior features: North and south exposures

Interior

• Bedrooms: 3 total rooms (bedroom count not separately specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Interior features: High ceilingsWalk-in closet(s)Unfurnished
• Laundry & utility: Common laundry on floor in a common area

HOA detail $2,420/mo · $29,040/yr

• Likely covers: cable

Listing history 26 events

1. 2026-07-01
   days on market $825,000 Active 44 DOM
2. 2026-06-30
   days on market $825,000 Active 43 DOM
3. 2026-06-29
   days on market $825,000 Active 42 DOM
4. 2026-06-28
   days on market $825,000 Active 41 DOM
5. 2026-06-27
   days on market $825,000 Active 40 DOM
6. 2026-06-26
   days on market $825,000 Active 39 DOM
7. 2026-06-24
   days on market $825,000 Active 37 DOM
8. 2026-06-22
   days on market $825,000 Active 35 DOM
9. 2026-06-21
   days on market $825,000 Active 34 DOM
10. 2026-06-18
    days on market $825,000 Active 31 DOM
11. 2026-06-17
    days on market $825,000 Active 30 DOM
12. 2026-06-16
    days on market $825,000 Active 29 DOM
13. 2026-06-15
    days on market $825,000 Active 28 DOM
14. 2026-06-13
    days on market $825,000 Active 26 DOM
15. 2026-06-10
    days on market $825,000 Active 22 DOM
16. 2026-06-08
    days on market $825,000 Active 21 DOM
17. 2026-06-08
    days on market $825,000 Active 20 DOM
18. 2026-06-04
    days on market $825,000 Active 17 DOM
19. 2026-06-03
    days on market $825,000 Active 16 DOM
20. 2026-06-02
    days on market $825,000 Active 15 DOM
21. 2026-06-01
    days on market $825,000 Active 14 DOM
22. 2026-05-31
    days on market $825,000 Active 13 DOM
23. 2026-05-18
    listed $825,000 Active
24. 2022-01-09
    price $780,000
25. 2021-07-20
    listed $850,000 Active
26. 2021-07-19
    listed $850,000 Active

ⓘ 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 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: $91,082
• − Mortgage interest: −$46,213
• − Property taxes: −$12,375
• − Insurance: −$4,125
• − Repairs & maintenance: −$7,287
• − Management: −$7,287
• − HOA: −$29,040
• − Depreciation: −$24,000
• Taxable loss: −$39,244
• Est. tax savings @ 24.0%: +$9,419
• After-tax cash flow: $-16,083/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $5,065–$15,195 screening

This one-bedroom condo is in excellent condition and move-in ready, with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can make the space feel new and vibrant ↑
• Both Updating the kitchen backsplash — A fresh backsplash can enhance the kitchen's aesthetic and functionality ↑
• Both Reorganizing the living room furniture — A well-arranged living room can make the space more inviting and functional ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 80/100

Zoned Schools

Elementary Ps 111 Adolph S Ochs B+ NY #525/2,108 Nat'l #4,366/41,679 Middle Mark Twain Is 239 For The Gifted And Talented A+ NY #6/729 Nat'l #25/14,009 High Leaders High School A- NY #563/1,100 Nat'l #1,271/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 75/100

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 · 1,825,725 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 44,942
• Household income: $128,559
• Rent vs Own: 79.2% rent · 20.8% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Asian 18% Hispanic / Latino 17% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 4%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 4%
• Foreign-born: 34% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 12% Other Indo-European 6% Chinese 5%

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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: ▲ 3.61%
• Current HPI: 245.1226
• Rent YoY: ▲ 4.25%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Other: Pets allowed (building permits cats and dogs)
• Financial info: Building has 72 total units
• HOA & community: Monthly association fee

Exterior

• Home design: Located on entry level 46-story buildingBuilding name: The Pembroke
• Exterior features: North and south exposures

Interior

• Bedrooms: 3 total rooms (bedroom count not separately specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Interior features: High ceilingsWalk-in closet(s)Unfurnished
• Laundry & utility: Common laundry on floor in a common area

Price history

-2.9% since first listed

4 events — show timeline

• 2026-05-18 Listed $825,000 RLS at REBNY
• 2022-01-09 Price Changed $780,000 RLS at REBNY
• 2021-07-20 Listed $850,000 RLS at REBNY
• 2021-07-19 Listed $850,000 RLS at REBNY