155 W 66 St · New York, NY 10023

$250,000

1 bd · 1.0 ba · 132,902 sqft · Condo public records · 63 Days on market

Built 1999 $703/mo HOA · 14% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

New Co-Ownership Opportunity: Fractional Ownership at its Finest. Own a little bit of Manhattan, NY. This tastefully appointed one-bedroom, one-bath suite at The Phillips Club with views over Broadway is the perfect pied-a-terre for those who recurrently travel to New York City for business or pleasure and desire an upscale hotel atmosphere & amenities with the benefits and comforts of ownership. Leave your cold weather clothes in your own private storage locker on wheels which will be delivered to your apartment upon arrival. Staff will stock your fridge if requested. Washers & dryers are on every floor and free to use. Club includes a common library, card/tv party room, and ex

Key facts

• Pool spa gym
• Common library
• 24 hour concierge

Tags

• PRIVATE STORAGE LOCKER
• COMMON LIBRARY
• EXECUTIVE OFFICE SUITE
• 24 HOUR CONCIERGE
• DAILY MAID SERVICE
• POOL SPA GYM

Property features AI

Finance

• Other: Prime location near Central Park, Riverside Park, Lincoln Center and subway access at 66th and Broadway
• Financial info: Fractional interest listing terms
• HOA & community: Phillips Club complex with 44 units; HOA amenities include elevator, extra storage, fitness center, concierge and conference/business facilities; Monthly HOA fees: $553 plus an additional $150 monthly fee; Association allows pets; Association fees include concierge, alarm system and on-site security; High-mid rise amenities: doorman/door person, lobby, business center, passenger elevator, club room, private storage lockers

Exterior

• Parking: Built-in storage in garage
• Security: 24-hour guarded security; Concierge/door person; On-site guard; Reception desk; Fire and smoke detection system; Smoke detectors; Fees include concierge and alarm system coverage
• Utilities: Public/district water
• Home design: Residential condo/co-op; High-rise attached building; One-level unit entry; Unit located on 6th floor of a 15-floor building; Faces east; Updated/remodeled condition; Handicap accessible with ramps, wide halls/doors and wheelchair access
• Construction: Attached high-rise construction
• Exterior features: No balcony; City location; City and city lights view; In-ground indoor heated and filtered pool; Heated spa

Interior

• Kitchen: Gourmet kitchen with granite counters and remodeled countertops; Gas cooktop; Gas/electric range; Built-in gas appliances; Self-cleaning oven; Range hood; Microwave; Built-ins; Kitchen island; Breakfast counter / bar; Open to family room / informal living area
• Flooring: Mixed flooring; Stone tile floors; Carpeted floors
• Bathrooms: One full bathroom; Remodeled bath with shower over tub; Granite and travertine finishes
• Heating & cooling: Central A/C; Forced air heating; Gas water heater
• Interior features: Furnished; Elevator access within the unit building; Shared/common walls; Recessed lighting; Drywall walls; Phone system and network wiring; Crown moldings; Turnkey condition; Built-in storage and built-ins; Hot tub; Additional storage space; Drapes/curtains on windows; Elevator in building
• Laundry & utility: Washer and dryer included; Laundry inside; Community laundry available; Ice maker and freezer; Water line to refrigerator

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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 (+6.2%/yr); 419 active listings in the ZIP; 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 ($160k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $13k appreciation (5.1% 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 (5.1% appreciation + 6.2% rent growth), your $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 2.05% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.87%
• DSCR: 2.24
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.06% appreciation · 6.16% rent growth · sell at horizon

5-year hold

• IRR: 40.2%
• Equity multiple: 3.56×
• Total profit: $179,417
• Equity at exit: $142,647

10-year hold

• IRR: 40.1%
• Equity multiple: 8.01×
• Total profit: $490,970
• Equity at exit: $246,999

Cash invested: $70,000 (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 10023

• Home prices YoY: 2.1%
• Rents YoY: 6.2%
• Active inventory: 419
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $5,134 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$703
• Vacancy / Maint / Mgmt: −$1,078
• Net cashflow: $1,625

Break-even live

Break-even rent $3,077

Max offer price $250,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,798	-5% $1,712	+0% $1,625	+5% $1,539	+10% $1,453
Rent	-10% $1,220	-5% $1,423	+0% $1,625	+5% $1,828	+10% $2,031
Rate	-1.0pp $1,751	-0.5pp $1,689	base $1,625	+0.5pp $1,561	+1.0pp $1,495

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $703 · $8,436/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $250,000 Active 63 DOM
2. 2026-06-17
   days on market $250,000 Active 62 DOM
3. 2026-06-15
   days on market $250,000 Active 60 DOM
4. 2026-06-13
   days on market $250,000 Active 58 DOM
5. 2026-06-10
   days on market $250,000 Active 54 DOM
6. 2026-06-08
   days on market $250,000 Active 53 DOM
7. 2026-06-08
   days on market $250,000 Active 52 DOM
8. 2026-06-04
   days on market $250,000 Active 49 DOM
9. 2026-06-03
   days on market $250,000 Active 48 DOM
10. 2026-06-01
    days on market $250,000 Active 46 DOM
11. 2026-05-31
    days on market $250,000 Active 45 DOM
12. 2026-04-15
    listed $250,000 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: $61,613
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$4,929
• − Management: −$4,929
• − HOA: −$8,436
• − Depreciation: −$7,273
• Taxable income: $17,042
• Est. tax owed @ 24.0%: −$4,090
• After-tax cash flow: $15,416/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): 69,455
• Household income: $159,874
• Rent vs Own: 61.9% rent · 38.1% own
• Severe rent burden: 4887.0

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 (65%)
• Race & ethnicity: White 65% Asian 16% Hispanic / Latino 10% Two or more races 7% Black 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 2%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 7% Other Indo-European 5% Chinese 5%

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: ▲ 5.06%
• Current HPI: 246.4186
• Rent YoY: ▲ 6.16%
• 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

1 event — show timeline

• 2026-04-15 Listed $250,000 TheMLS