242 E 19th St Unit 7E · New York, NY 10003

$849,000

1 bd · 1.0 ba · 750 sqft · Condo · 333 Days on market

Built 1929 $1986/mo HOA · 26% 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 +9.7/10.0
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0

Listing remarks

A separate large foyer leads you to a spacious, open layout with abundant closets located in the finest Pre-War Co-op in Gramercy. North/west city views throughout this light filled home. Art Deco details prevail throughout the graciously inviting lobby and newly designed elevators as well as the landscaped common roof deck and quiet Zen Garden. Apartment 7E is a spacious one bedroom/one bath corner apt. currently vacant for you to design as you wish. The windowed kitchen with stainless steel appliances has numerous cabinets and storage space. Dual entrances from the kitchen and bedroom lead into the windowed bathroom. The apartment has been freshly painted and ready for your design t

Key facts

• Art deco details
• Windowed kitchen
• Open layout

Tags

• OPEN LAYOUT
• ABUNDANT CLOSETS
• ART DECO DETAILS
• LANDSCAPED COMMON ROOF DECK
• QUIET ZEN GARDEN
• WINDOWED KITCHEN

Property features AI

Finance

• Other: Building amenities include bike storage, cold storage, elevators, and storage; Pets: Cats allowed in building
• Financial info: Association fee: $1,986 monthly; Building has 113 total units
• HOA & community: Monthly association fee

Exterior

• Home design: 16-story building; Entry on level 7; Zoning: R9A
• Exterior features: Building roof deck; North and west exposures; Has a view

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 total rooms (includes living/sleeping areas)
• Bathrooms: 1 full bathroom
• Interior features: High ceilings; Basement (other)
• Laundry & utility: Building laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $849k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $597k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $774k (8.8% below list).
• Recommended offer: $597k (29.6% below list) — sets the bar for cash-flow.
• Cap rate 3.8% 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 (+9.2%/yr); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $7,740/mo this rent would consume 60% of the median local household income ($154k/yr) (locally 3480% 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 $85k of equity ($6k loan paydown + $79k appreciation (9.3% 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 ~$136k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($747k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $685k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent; built in 1929 — 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 $597,438 (29.6% 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 333 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1929 — 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: 0.91% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.78%
• DSCR: 0.61
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.32% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.49×
• Total profit: $354,586
• Equity at exit: $723,018

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $1,226,346
• Equity at exit: $1,516,751

Cash invested: $237,720 (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 10003

• Home prices YoY: 3.4%
• Rents YoY: 9.2%
• Active inventory: 365
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $7,740 high
• Mortgage (P&I): −$4,452
• Tax est. 1.5%: −$1,061 /mo · $12,735/yr
• Insurance: −$354
• HOA: −$1,986
• Vacancy / Maint / Mgmt: −$1,625
• Net cashflow: $-1,738

Break-even live

Break-even rent $9,941

Max offer price $597,438

Occupancy floor —

Sensitivity live

Price	-10% $-1,152	-5% $-1,445	+0% $-1,738	+5% $-2,032	+10% $-2,325
Rent	-10% $-2,350	-5% $-2,044	+0% $-1,738	+5% $-1,433	+10% $-1,127
Rate	-1.0pp $-1,311	-0.5pp $-1,523	base $-1,738	+0.5pp $-1,958	+1.0pp $-2,182

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	3d	1	0.06mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	23d	1	0.17mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	5d	2	0.18mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	26d	1	0.38mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	12d	3	0.39mi
166 2nd Ave Unit 9KK New York, NY	2.0	1.5	950	$8,100	$8.53	9d	1	0.45mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	0d	2	0.46mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	5d	2	0.49mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	7d	1	0.53mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,244	$7.06	0d	35	0.54mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	9d	2	0.60mi
230 E 32nd St New York, NY	2.0	1.0	800	$5,395	$6.74	17d	2	0.60mi
241 5th Ave Unit 11A New York, NY	2.0	2.0	991	$8,995	$9.08	26d	1	0.61mi
10 E 29th St New York, NY	1.0–3.0	1.0–3.0	1323	$6,283	$4.75	0d	4	0.63mi
121 Madison Ave New York, NY	2.0–4.0	1.0–2.0	1012	$7,295	$7.20	9d	3	0.64mi
3 E 9th St Unit 1541442P New York, NY	1.0–2.0	1.0	1119	$11,796	$10.54	6d	2	0.68mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	9d	3	0.69mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	7d	1	0.70mi
540 6th Ave Unit 6A New York, NY	1.0	1.0	793	$8,450	$10.66	9d	1	0.71mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	3d	2	0.73mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	26d	1	0.73mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	19	0.74mi
120 W 23rd St #693 New York, NY	2.0	2.0	900	$10,140	$11.27	22d	1	0.74mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	6d	14	0.75mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	23d	1	0.75mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	9d	13	0.75mi
10 5th Ave Unit 1255906P New York, NY	2.0	1.0	990	$12,196	$12.32	6d	2	0.75mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	5d	2	0.75mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$5,532	$6.23	0d	49	0.76mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	0d	2	0.78mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	0d	3	0.83mi
117 W 28th St #1467 New York, NY	1.0	2.0	1000	$8,760	$8.76	26d	1	0.85mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	3d	3	0.85mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	21d	2	0.86mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	3d	2	0.86mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	0d	13	0.86mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	9d	3	0.88mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$4,510	$6.01	26d	4	0.92mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,052	$7.60	0d	1	0.93mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$5,500	$5.00	26d	18	0.94mi

HOA detail condo

• Monthly dues: $1,986 · $23,832/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-13
   days on market $849,000 Active 333 DOM
2. 2026-06-10
   days on market $849,000 Active 329 DOM
3. 2026-06-08
   days on market $849,000 Active 328 DOM
4. 2026-06-03
   days on market $849,000 Active 323 DOM
5. 2026-06-01
   days on market $849,000 Active 321 DOM
6. 2026-05-31
   days on market $849,000 Active 320 DOM
7. 2026-02-20
   price $849,000
8. 2025-09-09
   price $859,000
9. 2025-07-15
   listed $890,000 Active
10. 2010-07-27
    soldstatus $685,000

ⓘ 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 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: $92,882
• − Mortgage interest: −$47,557
• − Property taxes: −$12,735
• − Insurance: −$4,245
• − Repairs & maintenance: −$7,431
• − Management: −$7,431
• − HOA: −$23,832
• − Depreciation: −$24,698
• Taxable loss: −$35,046
• Est. tax savings @ 24.0%: +$8,411
• After-tax cash flow: $-12,451/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): 53,560
• Household income: $154,262
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3480.0

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 18% Hispanic / Latino 10% Two or more races 8% Black 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Scotch-Irish 5% Romanian 5% Lithuanian 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 5% Chinese 4% 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: ▲ 9.32%
• Current HPI: 284.9232
• Rent YoY: ▲ 9.24%
• 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

+23.9% since first listed

4 events — show timeline

• 2026-02-20 Price Changed $849,000 RLS at REBNY
• 2025-09-09 Price Changed $859,000 RLS at REBNY
• 2025-07-15 Listed $890,000 RLS at REBNY
• 2010-07-27 Sold (Public Records) $685,000 Public Records