2 E 55th St #112129 · New York, NY 10022

$350,000

2 bd · 2.0 ba · 957 sqft · Condo · 44 Days on market

Built 1904 $2820/mo HOA · 38% of rent

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Why this score? — see what drove the B- 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 +21.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +7.0/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Residence 112129 at 2 East 55th Street presents a rare opportunity to own a fully renovated fractional residence within the iconic The St. Regis New York, offering an elevated approach to ownership tailored to a global, ultra-high-net-worth clientele seeking both prestige and flexibility. This two-bedroom, two-bath home has just undergone a full renovation and has not been used since, showcasing pristine interiors with refined finishes throughout. Thoughtfully designed with well-proportioned spaces, the residence offers a seamless flow, enhanced by timeless detailing and abundant natural light. Offered fully furnished, it reflects the enduring elegance synonymous with the St. Regis brand. T

Key facts

• Fully renovated
• Pristine interiors
• Fully furnished

Tags

• FULLY RENOVATED
• PRISTINE INTERIORS
• WELL-PROPORTIONED SPACES
• ABUNDANT NATURAL LIGHT
• FULLY FURNISHED
• POLISHED TURNKEY EXPERIENCE

Property features AI

Finance

• Other: Building contains 440 total units
• HOA & community: Monthly association fee of $2,820.97; Pets allowed in the building

Exterior

• Home design: Located in a 20-story building; The St. Regis building
• Exterior features: Building has elevators; Lot approximately 249.5 x 100.42

Interior

• Bathrooms: Two full bathrooms
• Interior features: 3 total rooms; 2 full bathrooms
• Laundry & utility: Multiple building laundry locations; Common on-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+8.7%/yr); 715 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $7,331/mo this rent would consume 51% of the median local household income ($172k/yr) (locally 2256% 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 $20k of equity ($2k loan paydown + $17k 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 $98k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k 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 ($340k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 38% of rent; built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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. 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 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: 2.09% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.59×
• Total profit: $155,782
• Equity at exit: $197,641

10-year hold

• IRR: 27.4%
• Equity multiple: 6.48×
• Total profit: $537,360
• Equity at exit: $340,525

Cash invested: $98,000 (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 →

ZIP-level market 10022

• Home prices YoY: 2.4%
• Rents YoY: 8.7%
• Active inventory: 715
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $7,331 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$2,820
• Vacancy / Maint / Mgmt: −$1,539
• Net cashflow: $552

Break-even live

Break-even rent $6,631

Max offer price $350,000

Occupancy floor 87%

Sensitivity live

Price	-10% $794	-5% $673	+0% $552	+5% $431	+10% $311
Rent	-10% $-27	-5% $263	+0% $552	+5% $842	+10% $1,132
Rate	-1.0pp $729	-0.5pp $641	base $552	+0.5pp $462	+1.0pp $369

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	1d	2	0.10mi
40 W 55th St Unit 5D New York, NY	2.0	2.5	1070	$6,500	$6.07	26d	1	0.13mi
55 W 55th St Unit 9AA New York, NY	2.0	1.5	1000	$6,000	$6.00	21d	1	0.16mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	23d	1	0.21mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$6,090	$10.15	1d	2	0.23mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	6d	2	0.27mi
303 Park Ave #2203 New York, NY	1.0	1.5	796	$13,500	$16.96	9d	1	0.29mi
303 Park Ave #2321 New York, NY	1.0	1.5	808	$14,500	$17.95	9d	1	0.29mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	9d	1	0.32mi
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	17d	2	0.34mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$15,738	$5.72	3d	5	0.34mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$29,625	$19.11	9d	9	0.40mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1685	$30,000	$17.80	0d	8	0.40mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$28,750	$18.55	9d	10	0.40mi
135 E 47th St New York, NY	1.0	1.0	580	$6,350	$10.94	1d	1	0.45mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	26d	1	0.46mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$8,572	$9.76	5d	9	0.46mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	23d	1	0.47mi
227 E 57th St Unit 14C New York, NY	1.0	1.0	780	$4,750	$6.09	26d	1	0.47mi
250 E 53rd St #403 New York, NY	1.0	1.0	823	$5,850	$7.11	26d	1	0.49mi
1600 Broadway #697 New York, NY	1.0–2.0	1.0	900	$9,813	$10.90	26d	3	0.49mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$8,370	$9.27	9d	2	0.50mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	16d	1	0.50mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$14,490	$16.84	9d	2	0.52mi
300 E 57th St #1714 New York, NY	1.0	1.0	820	$5,800	$7.07	22d	1	0.54mi
250 E 49th St Unit 4A New York, NY	1.0	1.0	802	$6,400	$7.98	26d	1	0.54mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$7,930	$9.06	4d	3	0.55mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$7,928	$10.11	9d	1	0.57mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	687	$8,160	$11.87	9d	3	0.58mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	3d	2	0.59mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	23d	1	0.59mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$7,630	$9.65	5d	3	0.60mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$7,890	$13.72	1d	2	0.61mi
220 E 63rd St #567 New York, NY	1.0	1.0	800	$6,460	$8.07	22d	1	0.61mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	9d	1	0.61mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	22d	1	0.62mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	26d	1	0.63mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	26d	2	0.64mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$7,510	$11.23	9d	3	0.64mi
300-302 E 46th St Unit 12J New York, NY	3.0	1.0	900	$8,000	$8.89	6d	1	0.67mi

HOA detail condo

• Monthly dues: $2,820 · $33,840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $350,000 Active 44 DOM
2. 2026-06-18
   days on market $350,000 Active 41 DOM
3. 2026-06-17
   days on market $350,000 Active 40 DOM
4. 2026-06-16
   days on market $350,000 Active 39 DOM
5. 2026-06-15
   days on market $350,000 Active 38 DOM
6. 2026-06-13
   days on market $350,000 Active 36 DOM
7. 2026-06-10
   days on market $350,000 Active 32 DOM
8. 2026-06-08
   days on market $350,000 Active 31 DOM
9. 2026-06-08
   days on market $350,000 Active 30 DOM
10. 2026-06-04
    days on market $350,000 Active 27 DOM
11. 2026-06-03
    days on market $350,000 Active 26 DOM
12. 2026-06-01
    days on market $350,000 Active 24 DOM
13. 2026-05-31
    days on market $350,000 Active 23 DOM
14. 2026-05-08
    listed $350,000 Active
15. 2019-08-26
    historical
16. 2019-02-11
    listed $260,000 Active
17. 2019-02-05
    listed $260,000
18. 2014-05-27
    listed $250,000

ⓘ 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: $87,968
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$7,037
• − Management: −$7,037
• − HOA: −$33,840
• − Depreciation: −$10,182
• Taxable income: $3,266
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $5,845/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

+40.0% since first listed

5 events — show timeline

• 2026-05-08 Listed $350,000 RLS at REBNY
• 2019-08-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-02-11 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2019-02-05 Listed $260,000 RLS at REBNY
• 2014-05-27 Listed $250,000 RLS at REBNY