205 W 57th St Unit 4DD · New York, NY 10019

$540,000

1 bd · 1.0 ba · 594 sqft · Condo · 69 Days on market

Built 1885 Excellent condition $909/sqft · 31% below area Est $786k · 31% under $2526/mo HOA · 41% of rent

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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).

• ARV discount +15.0/15.0
• Schools +7.6/10.0
• Appreciation +6.8/10.0
• 1% rule +6.3/10.0
• Condition / age +4.8/5.0
• Cash flow +4.4/30.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• DSCR +0.0/10.0

Listing remarks

HOW DO YOU GET TO CARNEGIE HALL? The punch line to that old joke is practice, practice, practice, but if you live at The Osborne, you just need to walk across the street! Residents of The Osborne live in a historic building at the foot of Billionaires Row that has been home to luminaries of the stage, screen, sports icons, and business magnates. The stunning and intricately designed Italian Renaissance lobby and entrance hallway, reputed to be the first project of Louis C. Tiffany, is just the beautiful beginning of living in one of NYC’s landmarked buildings.

Key facts

• Roof deck
• Historic building
• Oversized windows

Tags

• HISTORIC BUILDING
• ITALIAN RENAISSANCE LOBBY
• OVERSIZED WINDOWS
• ROOF DECK
• VIEWS OF CENTRAL PARK
• PROXIMITY TO LINCOLN CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $540k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (38.0% below list).
• Meets the 1% rule at list price ($6k rent vs $540k).
• Recommended offer: $335k (38.0% below list) — sets the bar for cash-flow.

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 (+4.2%/yr); 626 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $6,128/mo this rent would consume 57% of the median local household income ($129k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $23k of equity ($4k loan paydown + $19k appreciation (3.6% 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($508k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent; built in 1885 — 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 $334,975 (38.0% 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 69 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1885 — 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. 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 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: 1.13% ✓
• Cap rate: 3.14%
• Cash-on-cash: -11.25%
• DSCR: 0.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $786,110
• List price: $540,000
• Delta: -31.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 E 49th St Unit 4C	0.85mi	1/1.0	600 (+1%)	3mo	$460,000	$767	61
30 W 60th St Unit 4W	0.29mi	1/1.0	650 (+9%)	14mo	$725,000	$1,115	59
212 East 47th St Unit 30D	0.99mi	1/1.0	606 (+2%)	5mo	$726,000	$1,198	57
502 Park Ave Unit 14K	0.58mi	1/1.0	647 (+9%)	4mo	$895,000	$1,383	54
403 E 62nd St	1.12mi	1/1.0	619 (+4%)	6mo	$705,000	$1,139	53
349 E 49th St Unit 2k	1.07mi	1/1.0	540 (-9%)	0mo	$450,000	$833	50
500 W 43 St Unit 21e	0.89mi	1/1.0	675 (+14%)	3mo	$620,000	$919	40
46 E 65th St Unit 4	0.65mi	1/1.0	521 (-12%)	14mo	$508,000	$975	38
310 E 49 St Unit 12D	1.06mi	1/1.0	650 (+9%)	14mo	$520,000	$800	37
115-117 E 66th St	0.79mi	1/1.0	500 (-16%)	8mo	$255,000	$510	34
301 E 69th St Unit 4C	1.11mi	1/1.0	690 (+16%)	10mo	$620,000	$899	32
335 E 51st St Unit 6D	1.05mi	1/1.0	679 (+14%)	12mo	$685,000	$1,009	31

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

Projected returns pro-forma

3.61% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,822
• Equity at exit: $261,494

10-year hold

• IRR: 4.9%
• Equity multiple: 1.83×
• Total profit: $125,964
• Equity at exit: $418,167

Cash invested: $151,200 (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 →

Active competition Active MLS

• For sale now: 11 active
• Median asking: $800,000 ($1333/sqft)
• Median days on market: 34 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10019

• Home prices YoY: 1.5%
• Rents YoY: 4.2%
• Active inventory: 626
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $6,128 high
• Mortgage (P&I): −$2,832
• Tax est. 1.5%: −$675 /mo · $8,100/yr
• Insurance: −$225
• HOA: −$2,526
• Vacancy / Maint / Mgmt: −$1,287
• Net cashflow: $-1,417

Break-even live

Break-even rent $7,921

Max offer price $334,975

Occupancy floor —

Sensitivity live

Price	-10% $-1,044	-5% $-1,230	+0% $-1,417	+5% $-1,603	+10% $-1,790
Rent	-10% $-1,901	-5% $-1,659	+0% $-1,417	+5% $-1,175	+10% $-933
Rate	-1.0pp $-1,145	-0.5pp $-1,280	base $-1,417	+0.5pp $-1,557	+1.0pp $-1,699

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: $135,000
• Closing costs: $16,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$7,500	$4.84	57d	10	0.14mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$9,250	$5.97	56d	9	0.14mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$8,040	$9.34	57d	2	0.18mi
106 Central Park S New York, NY	1.0–3.0	1.0–3.5	1747	$6,000	$3.43	3d	2	0.22mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	71d	1	0.26mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$5,866	$7.48	57d	1	0.38mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$6,470	$9.67	57d	3	0.38mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,000	$6.40	1d	2	0.38mi
754 9th Ave Unit 1017471P New York, NY	1.0	1.0	538	$7,284	$13.54	57d	1	0.41mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	812	$6,845	$8.42	13d	3	0.44mi
500 W 56th St #116 New York, NY	2.0	1.0–2.0	680	$6,190	$9.10	57d	3	0.47mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$6,270	$6.86	57d	3	0.58mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	57d	1	0.58mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	54d	2	0.66mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	57d	2	0.67mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0–1.5	875	$5,050	$5.77	1d	2	0.68mi
155 W 68th St Unit 18-10 New York, NY	—	1.0	545	$4,550	$8.35	73d	1	0.69mi
21 W End Ave New York, NY	2.0–3.0	2.0	750	$8,995	$11.99	73d	2	0.69mi
101 W End Ave #950 New York, NY	1.0–2.0	1.0–2.0	814	$7,300	$8.97	0d	2	0.74mi
400 W 61st St New York, NY	4.0	1.0–4.0	1567	$15,016	$9.58	0d	34	0.75mi
400 W 63rd St New York, NY	1.0–2.0	1.0–2.0	941	$5,418	$5.76	0d	7	0.75mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,090	$3.67	0d	5	0.75mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	57d	1	0.79mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	51d	1	0.79mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	57d	1	0.79mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	73d	1	0.79mi
622 11th Ave Unit 1402 New York, NY	2.0	1.0	715	$7,600	$10.63	57d	1	0.83mi
450 W 42nd St #1693 New York, NY	1.0–2.0	1.0–2.0	825	$6,330	$7.67	1d	2	0.88mi
520 W 43rd St #742 New York, NY	1.0–2.0	1.0–2.0	769	$5,860	$7.62	57d	2	0.88mi
135 E 47th St New York, NY	1.0	1.0	580	$6,350	$10.94	48d	1	0.89mi
135 E 47th St New York, NY	1.0	1.0	580	$6,214	$10.71	19d	2	0.89mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,420	$12.84	1d	2	0.89mi
160 Riverside Blvd #832 New York, NY	1.0	1.0	634	$4,990	$7.87	70d	1	0.89mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	73d	1	0.90mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	71d	1	0.91mi
160 E 48th St New York, NY	3.0	1.0–2.0	735	$6,038	$8.21	7d	10	0.91mi
160 E 48th St New York, NY	3.0	1.0–2.0	722	$6,652	$9.21	3d	9	0.91mi
244 W 72nd St #2066 New York, NY	1.0	1.0	500	$5,440	$10.88	73d	2	0.92mi
160 E 48th St #1607 New York, NY	1.0–2.0	1.0–2.0	925	$7,180	$7.76	11d	2	0.92mi
561 10th Ave #2085 New York, NY	2.0	1.0–2.0	795	$6,345	$7.98	57d	2	0.92mi

Property features AI

Finance

• Other: Building has elevatorsBuilding contains 109 total units
• HOA & community: Monthly association fee of $2,526Building allows pets

Exterior

• Home design: Located in The Osborne15-story building
• Exterior features: Lot approximately 17,572 (dimensions ~100.42 x 175.0)

Interior

• Bedrooms: 3 total rooms (room-level details not provided)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood floorsHas view
• Laundry & utility: Common on-floor laundryCommon area laundry room

HOA detail $2,526/mo · $30,312/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 49 events

1. 2026-08-06
   days on market $540,000 Active 69 DOM
2. 2026-08-05
   days on market $540,000 Active 68 DOM
3. 2026-08-04
   days on market $540,000 Active 67 DOM
4. 2026-08-03
   days on market $540,000 Active 66 DOM
5. 2026-07-31
   days on market $540,000 Active 63 DOM
6. 2026-07-30
   days on market $540,000 Active 62 DOM
7. 2026-07-30
   days on market $540,000 Active 61 DOM
8. 2026-07-26
   pricedays on market $540,000 Active 58 DOM
9. 2026-07-24
   days on market $595,000 Active 56 DOM
10. 2026-07-23
    days on market $595,000 Active 55 DOM
11. 2026-07-22
    days on market $595,000 Active 54 DOM
12. 2026-07-21
    days on market $595,000 Active 53 DOM
13. 2026-07-20
    days on market $595,000 Active 52 DOM
14. 2026-07-18
    days on market $595,000 Active 50 DOM
15. 2026-07-18
    days on market $595,000 Active 49 DOM
16. 2026-07-16
    days on market $595,000 Active 48 DOM
17. 2026-07-14
    days on market $595,000 Active 46 DOM
18. 2026-07-14
    days on market $595,000 Active 45 DOM
19. 2026-07-13
    days on market $595,000 Active 44 DOM
20. 2026-07-11
    days on market $595,000 Active 43 DOM
21. 2026-07-10
    days on market $595,000 Active 42 DOM
22. 2026-07-09
    days on market $595,000 Active 41 DOM
23. 2026-07-07
    days on market $595,000 Active 39 DOM
24. 2026-07-06
    days on market $595,000 Active 38 DOM
25. 2026-07-05
    days on market $595,000 Active 36 DOM
26. 2026-07-03
    days on market $595,000 Active 35 DOM
27. 2026-07-02
    days on market $595,000 Active 34 DOM
28. 2026-07-01
    days on market $595,000 Active 33 DOM
29. 2026-06-30
    days on market $595,000 Active 32 DOM
30. 2026-06-29
    days on market $595,000 Active 31 DOM
31. 2026-06-28
    days on market $595,000 Active 30 DOM
32. 2026-06-27
    days on market $595,000 Active 29 DOM
33. 2026-06-26
    days on market $595,000 Active 28 DOM
34. 2026-06-24
    days on market $595,000 Active 26 DOM
35. 2026-06-22
    days on market $595,000 Active 24 DOM
36. 2026-06-21
    days on market $595,000 Active 23 DOM
37. 2026-06-18
    days on market $595,000 Active 20 DOM
38. 2026-06-17
    days on market $595,000 Active 19 DOM
39. 2026-06-16
    days on market $595,000 Active 18 DOM
40. 2026-06-15
    days on market $595,000 Active 17 DOM
41. 2026-06-13
    days on market $595,000 Active 15 DOM
42. 2026-06-09
    days on market $595,000 Active 11 DOM
43. 2026-06-08
    days on market $595,000 Active 10 DOM
44. 2026-06-08
    days on market $595,000 Active 9 DOM
45. 2026-06-04
    days on market $595,000 Active 6 DOM
46. 2026-06-03
    days on market $595,000 Active 5 DOM
47. 2026-06-02
    days on market $595,000 Active 4 DOM
48. 2026-06-01
    days on market $595,000 Active 3 DOM
49. 2026-05-31
    days on market $595,000 Active 2 DOM

ⓘ 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,533
• − Mortgage interest: −$30,248
• − Property taxes: −$8,100
• − Insurance: −$2,700
• − Repairs & maintenance: −$5,883
• − Management: −$5,883
• − HOA: −$30,312
• − Depreciation: −$15,709
• Taxable loss: −$25,302
• Est. tax savings @ 24.0%: +$6,072
• After-tax cash flow: $-10,930/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This luxury condo in The Osborne building is in excellent condition with a stunning Italian Renaissance lobby and a rooftop terrace with views of Central Park. Minor updates to landscaping and interior paint could further enhance its value.

Value-add opportunities

• Both Landscaping and rooftop furniture — Enhances curb appeal and provides outdoor seating. ↑
• Both Painting interior walls — Fresh paint can make the space feel new and inviting. ↑
• Both Reorganizing furniture — Optimizes space and creates a more comfortable living environment. ↑

B Composite school gradezoned avg 76/100

Zoned Schools

Elementary Ps 111 Adolph S Ochs B+ NY #525/2,108 Nat'l #4,366/41,679 Middle Mott Hall Bridges Academy High High School Mathematics Science And Engineering At Ccny A NY #374/1,100 Nat'l #704/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 75/100

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 · 1,825,725 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 44,942
• Household income: $128,559
• Rent vs Own: 79.2% rent · 20.8% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Asian 18% Hispanic / Latino 17% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 4%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 4%
• Foreign-born: 34% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 12% Other Indo-European 6% Chinese 5%

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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: ▲ 3.61%
• Current HPI: 245.1226
• Rent YoY: ▲ 4.25%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Other: Building has elevatorsBuilding contains 109 total units
• HOA & community: Monthly association fee of $2,526Building allows pets

Exterior

• Home design: Located in The Osborne15-story building
• Exterior features: Lot approximately 17,572 (dimensions ~100.42 x 175.0)

Interior

• Bedrooms: 3 total rooms (room-level details not provided)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood floorsHas view
• Laundry & utility: Common on-floor laundryCommon area laundry room

Price history

1 event — show timeline

• 2026-05-29 Listed $595,000 RLS at REBNY