226 E 95th St #506 · New York, NY 10128

$549,000

1 bd · 1.0 ba · 550 sqft · Townhouse · 89 Days on market

Built 1920 Est $578k · at est. $1192/mo HOA · 22% 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).

• ARV discount +9.7/15.0
• Cash flow +7.8/30.0
• Appreciation +6.9/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

Welcome home to this stunning pre-war duplex penthouse with private roof terrace, spanning the top two floors of an elevator building on the Upper East Side. This one-bedroom, one-bathroom residence features a working wood-burning fireplace, gorgeous southern exposure, exposed brick, and a spa-worthy bathroom. The sleek, modern open kitchen is well designed with stainless appliances, including a Fisher & Paykel dishwasher, Gaggenau cooktop, Franke sink mahogany cabinets, glass tile backsplash, and custom concrete counters. A skylight-illuminated staircase leads to a peaceful bedroom with access to your own private roof terrace. The perfect setting for outdoor entertaining, morning

Key facts

• Modern open kitchen
• Exposed brick
• Private roof terrace

Tags

• PRIVATE ROOF TERRACE
• WORKING WOOD BURNING FIREPLACE
• EXPOSED BRICK
• MODERN OPEN KITCHEN
• STAINLESS APPLIANCES
• FISHER PAYKEL DISHWASHER

Property features AI

Finance

• Other: Building contains 29 total units; Pets allowed in building (restrictions apply)
• HOA & community: Monthly association fee

Exterior

• Home design: Condo/co-op in a 5-story building; Entry on 5th level; Zoned R8
• Construction: Building name: Fireside; Elevator in building
• Exterior features: Private outdoor terrace (over 60 sqft); South exposure; Has a view

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Interior features: High ceilings; Building has a fireplace (1)
• Laundry & utility: Laundry located in building basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $549k.

Deal economics

• At list price, monthly cash flow is $-617 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $460k (16.3% below list).
• Meets the 1% rule at list price ($6k rent vs $549k).
• Recommended offer: $460k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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.
• 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 (+7.0%/yr); 313 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 45% of the median local income ($148k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($4k loan paydown + $21k appreciation (3.7% 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($516k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $100k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent; built in 1920 — 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 $459,676 (16.3% 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 89 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.01% ✓
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $577,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 E 89th St Unit 3E	0.29mi	1/1.0	550 (0%)	22mo	$350,000	$636	68
401 E 86 St Unit 12n	0.47mi	1/1.0	500 (-9%)	12mo	$525,000	$1,050	53

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

Projected returns pro-forma

3.74% appreciation · 7.04% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.47×
• Total profit: $72,703
• Equity at exit: $269,914

10-year hold

• IRR: 12.3%
• Equity multiple: 3.15×
• Total profit: $330,554
• Equity at exit: $434,866

Cash invested: $153,720 (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 10128

• Home prices YoY: 2.0%
• Rents YoY: 7.0%
• Active inventory: 313
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $5,530 high
• Mortgage (P&I): −$2,879
• Tax est. 1.5%: −$686 /mo · $8,235/yr
• Insurance: −$229
• HOA: −$1,192
• Vacancy / Maint / Mgmt: −$1,161
• Net cashflow: $-617

Break-even live

Break-even rent $6,311

Max offer price $459,676

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-428	+0% $-617	+5% $-807	+10% $-997
Rent	-10% $-1,054	-5% $-836	+0% $-617	+5% $-399	+10% $-180
Rate	-1.0pp $-341	-0.5pp $-478	base $-617	+0.5pp $-760	+1.0pp $-904

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$5,420	$7.32	1d	2	0.04mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,810	$10.89	0d	1	0.08mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	4d	2	0.14mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	5d	3	0.16mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$7,403	$12.69	1d	3	0.20mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,520	$7.97	1d	2	0.27mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	22d	1	0.30mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	19d	1	0.34mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	18d	1	0.40mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	8d	1	0.42mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	26d	1	0.44mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	1d	2	0.45mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	5d	2	0.48mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,050	$11.41	1d	2	0.51mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	21d	1	0.57mi
515 E 86th St Unit 1760 New York, NY	1.0	1.0	485	$5,360	$11.05	1d	1	0.57mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	24d	1	0.67mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	3d	3	0.69mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	26d	2	0.70mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	26d	1	0.81mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	20d	1	0.82mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	26d	1	0.83mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	24d	1	0.87mi
315 E 78th St Unit 1021847P New York, NY	1.0	1.0	516	$4,880	$9.46	21d	1	0.87mi
315 E 78th St Unit 1021885P New York, NY	1.0	1.0	516	$6,242	$12.10	1d	1	0.87mi
315 E 78th St Unit 1021994P New York, NY	1.0	1.0	441	$5,037	$11.42	22d	1	0.87mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	24d	1	0.87mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	26d	1	0.87mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	26d	2	0.90mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	22d	1	0.96mi
240e E 75th St Unit 1021876P New York, NY	—	1.0	441	$5,981	$13.56	9d	1	1.03mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	7d	1	1.03mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,460	$8.07	1d	2	1.07mi
888 Main St New York, NY	3.0	1.0–2.0	908	$4,928	$5.43	1d	8	1.08mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	1d	3	1.10mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	26d	1	1.10mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	19d	1	1.15mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	7d	1	1.22mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	26d	1	1.22mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	0d	30	1.23mi

HOA detail

• Monthly dues: $1,192 · $14,304/yr

Listing history 20 events

1. 2026-06-21
   days on market $549,000 Active 89 DOM
2. 2026-06-18
   days on market $549,000 Active 86 DOM
3. 2026-06-17
   pricedays on market $549,000 Active 85 DOM
4. 2026-06-15
   days on market $595,000 Active 83 DOM
5. 2026-06-13
   days on market $595,000 Active 81 DOM
6. 2026-06-10
   days on market $595,000 Active 77 DOM
7. 2026-06-08
   days on market $595,000 Active 76 DOM
8. 2026-06-08
   days on market $595,000 Active 75 DOM
9. 2026-06-04
   days on market $595,000 Active 72 DOM
10. 2026-06-03
    days on market $595,000 Active 71 DOM
11. 2026-06-01
    days on market $595,000 Active 69 DOM
12. 2026-05-31
    days on market $595,000 Active 68 DOM
13. 2026-05-13
    price $595,000
14. 2026-03-24
    listed $649,000 Active
15. 2017-07-06
    listed $575,000
16. 2017-07-06
    listed $595,000
17. 2013-07-23
    listed $475,000
18. 2013-07-23
    listed $475,000
19. 2012-11-29
    listed $550,000
20. 2012-09-04
    listed $550,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,360
• − Mortgage interest: −$30,753
• − Property taxes: −$8,235
• − Insurance: −$2,745
• − Repairs & maintenance: −$5,309
• − Management: −$5,309
• − HOA: −$14,304
• − Depreciation: −$15,971
• Taxable loss: −$16,265
• Est. tax savings @ 24.0%: +$3,904
• After-tax cash flow: $-3,504/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): 57,976
• Household income: $147,772
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 4892.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 13% Asian 10% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 1% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 6% Lithuanian 2%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Other Indo-European 6% Other Asian/Pacific 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: ▲ 3.74%
• Current HPI: 187.2161
• Rent YoY: ▲ 7.04%
• 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

+8.2% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $595,000 RLS at REBNY
• 2026-03-24 Listed $649,000 RLS at REBNY
• 2017-07-06 Listed $595,000 RLS at REBNY
• 2017-07-06 Listed $575,000 RLS at REBNY
• 2013-07-23 Listed $475,000 RLS at REBNY
• 2013-07-23 Listed $475,000 RLS at REBNY
• 2012-11-29 Listed $550,000 RLS at REBNY
• 2012-09-04 Listed $550,000 RLS at REBNY