2 E 55th St Unit 807W30 · New York, NY 10022

$60,000

1 bd · 1.0 ba · 625 sqft · SingleFamily · 291 Days on market

Built 1903 $2163/mo HOA · 39% of rent ↓ 25% since listing

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Why this score? — see what drove the C 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Newly Renovated! -- see video for the new look - (photos will be updated soon). This fully furnished FRACTIONAL TIMESHARE OWNERSHIP Residence is deeded, with ownership that entitles you to 28 indulgent days in a glamorous 1-bedroom/1-bath residence at The St. Regis each year. Or, you can allocate some of your time through the Interchange Program at the St. Regis Residence Club in Aspen or the Phoenician in Scottsdale, Arizona. The designated Fixed Week for this offering is Week #30 which is the last week of July. The Fixed Week is guaranteed, unless you choose to exchange that week in any given year. Other usage options permit the owner to exchange one or two weeks for Marriott Bonvoy poi

Key facts

• Deeded ownership
• $2,163 HOA
• Built 1903

Tags

• DEEDED OWNERSHIP
• FACES NORTH ONTO 55TH STREET

Property features AI

Finance

• Financial info: Pets not allowed in building
• HOA & community: Monthly association fee of $2,163

Exterior

• Security: Security system; Security guard
• Utilities: Standard building utilities
• Home design: Located on entry level 8; Part of a 20-story building (The St. Regis Hotel)
• Construction: Building features elevators
• Exterior features: Has a view; Lot dimensions approximately 249.5 x 100.42

Interior

• Kitchen: Wet bar (kitchen/bar feature)
• Bedrooms: Total of 3 rooms (includes bedrooms and living areas)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Wet bar / Bar; Chandelier; Crown molding; High ceilings; Decorative fireplace (1)
• Laundry & utility: Building has multiple laundry locations; Common on-floor laundry; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 42.3% 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).
• This rent runs 39% of the median local income ($172k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $3k 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent; built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 9.24% ✓
• Cap rate: 42.30%
• Cash-on-cash: 128.61%
• DSCR: 6.72
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $711,875
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 E 62nd St	0.68mi	1/1.0	619 (-1%)	5mo	$705,000	$1,139	63
245 E 54th St Unit 28r	0.40mi	1/1.0	715 (+14%)	14mo	$570,000	$797	46

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

Projected returns pro-forma

4.97% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.47×
• Total profit: $159,094
• Equity at exit: $33,881

10-year hold

• IRR: —
• Equity multiple: 28.07×
• Total profit: $454,829
• Equity at exit: $58,376

Cash invested: $16,800 (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: 0.9×

Monthly cashflow live

• Estimated rent: $5,542 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$2,163
• Vacancy / Maint / Mgmt: −$1,164
• Net cashflow: $1,801

Break-even live

Break-even rent $3,263

Max offer price $60,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,842	-5% $1,821	+0% $1,801	+5% $1,780	+10% $1,759
Rent	-10% $1,363	-5% $1,582	+0% $1,801	+5% $2,019	+10% $2,238
Rate	-1.0pp $1,831	-0.5pp $1,816	base $1,801	+0.5pp $1,785	+1.0pp $1,769

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: $15,000
• Closing costs: $1,800
• 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	$5,220	$8.70	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
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	2d	5	0.23mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	23d	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
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	8d	1	0.40mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	17d	2	0.40mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	8d	1	0.41mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	8d	1	0.41mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	3d	1	0.41mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	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	1.0–3.5	1550	$7,500	$4.84	8d	10	0.46mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$9,250	$5.97	8d	9	0.46mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	3d	3	0.48mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	2d	2	0.48mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	8d	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	$6,250	$7.90	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	$6,610	$7.32	4d	3	0.58mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	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
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
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$8,040	$9.34	8d	2	0.61mi
420 E 54th St New York, NY	3.0	1.0–2.5	1104	$7,261	$6.57	0d	14	0.62mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	25d	2	0.63mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	25d	2	0.67mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$5,866	$7.48	8d	1	0.68mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	25d	2	0.68mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	687	$6,270	$9.12	8d	3	0.68mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	23d	1	0.68mi
599 E 56th St Unit 1817 New York, NY	1.0	1.0	625	$4,850	$7.76	25d	1	0.70mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$6,470	$9.67	8d	3	0.74mi

HOA detail

• Monthly dues: $2,163 · $25,956/yr

Listing history 12 events

1. 2026-06-21
   days on market $60,000 Active 291 DOM
2. 2026-06-18
   days on market $60,000 Active 288 DOM
3. 2026-06-17
   days on market $60,000 Active 287 DOM
4. 2026-06-15
   days on market $60,000 Active 285 DOM
5. 2026-06-13
   days on market $60,000 Active 283 DOM
6. 2026-06-10
   days on market $60,000 Active 279 DOM
7. 2026-06-08
   days on market $60,000 Active 278 DOM
8. 2026-06-03
   days on market $60,000 Active 273 DOM
9. 2026-06-01
   days on market $60,000 Active 271 DOM
10. 2026-05-31
    days on market $60,000 Active 270 DOM
11. 2026-05-05
    price $60,000
12. 2025-09-02
    listed $80,000 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: $66,504
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$5,320
• − Management: −$5,320
• − HOA: −$25,956
• − Depreciation: −$1,745
• Taxable income: $23,601
• Est. tax owed @ 24.0%: −$5,664
• After-tax cash flow: $15,942/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): 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

-25.0% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $60,000 RLS at REBNY
• 2025-09-02 Listed $80,000 RLS at REBNY