222 Riverside Dr Ph 1E · New York, NY 10025

$825,000

None bd · 1.0 ba · 550 sqft · Townhouse · 65 Days on market

Built 1988 Excellent condition $942/mo HOA · 13% 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 +7.5/15.0
• Appreciation +7.4/10.0
• Cash flow +7.3/30.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +1.5/10.0

Listing remarks

PRICE IMPROVEMENTLARGE ALCOVE STUDIO (EASILY CONVERTIBLE 1BR)RARE RIVERSIDE PENTHOUSE CORNER UNIT HUDSON RIVER VIEWS & DOUBLE EXPOSUREPerched on the penthouse level at 222 Riverside Drive Condominium, right by Riverside Park and steps to the 96th Street express subway, this beautifully renovated, large corner alcove studio offers a rare combination of light, views, and flexibility. - For buyers seeking the space and scale of a Junior 1-Bedroom alternative without the $1M+ price tag, this expansive layout is easily convertible to a private 1BR. VALUE & INVESTMENT OPPORTUNITY- Compelling New Price: $825,000A rare entry point into a premier Upper West Side full-service condominiu

Key facts

• Riverside penthouse
• Open n e views
• In unit washer dryer

Tags

• RIVERSIDE PENTHOUSE
• RENOVATED CORNER ALCOVE STUDIO
• OPEN N E VIEWS
• LARGE ALCOVE SLEEPING AREA
• OPEN LIVING DINING AREA
• IN UNIT WASHER DRYER

Property features AI

Finance

• Financial info: Pets allowed in building
• HOA & community: Monthly association fee; Association fee: $942 per month; Building amenities: Bike storage, common playroom, health club, storage

Exterior

• Parking: Garage parking
• Utilities: Central heating and cooling
• Home design: Condominium/Co-op unit; Entry level: 0; Exposures to the east and north
• Construction: Building amenities include elevator(s)
• Exterior features: Private outdoor space (under 60 sqft); Building storage

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 total rooms (includes bedrooms and living space)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Storage; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry available in building common area and in-unit

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath townhouse listed at $825k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $666k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $702k (14.9% below list).
• Recommended offer: $666k (19.3% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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 (+6.4%/yr); 306 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); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $7,017/mo this rent would consume 77% of the median local household income ($109k/yr) (locally 7824% 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 $45k of equity ($6k loan paydown + $39k appreciation (4.7% 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 ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($776k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $70k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $665,841 (19.3% 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 65 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.71%
• DSCR: 0.75
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.73% appreciation · 6.4% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.58×
• Total profit: $133,084
• Equity at exit: $454,197

10-year hold

• IRR: 12.2%
• Equity multiple: 3.28×
• Total profit: $526,268
• Equity at exit: $773,086

Cash invested: $231,000 (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 10025

• Home prices YoY: 1.7%
• Rents YoY: 6.4%
• Active inventory: 306
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $7,017 high
• Mortgage (P&I): −$4,326
• Tax est. 1.5%: −$1,031 /mo · $12,375/yr
• Insurance: −$344
• HOA: −$942
• Vacancy / Maint / Mgmt: −$1,474
• Net cashflow: $-1,100

Break-even live

Break-even rent $8,409

Max offer price $665,841

Occupancy floor —

Sensitivity live

Price	-10% $-530	-5% $-815	+0% $-1,100	+5% $-1,385	+10% $-1,670
Rent	-10% $-1,654	-5% $-1,377	+0% $-1,100	+5% $-823	+10% $-546
Rate	-1.0pp $-684	-0.5pp $-890	base $-1,100	+0.5pp $-1,314	+1.0pp $-1,531

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	7d	1	0.17mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$9,090	$12.12	0d	2	0.18mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	5d	4	0.29mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	4d	3	0.29mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$9,660	$11.71	0d	2	0.30mi
210 W 89th St #165 New York, NY	1.0	1.0	600	$5,730	$9.55	0d	2	0.37mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$5,270	$6.59	26d	2	0.39mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$6,320	$7.02	26d	2	0.43mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	23d	1	0.46mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$9,876	$12.77	0d	30	0.48mi
101 W 90th St New York, NY	3.0	1.0–2.5	962	$6,711	$6.97	0d	1	0.49mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$13,166	$12.02	18d	1	0.50mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$7,305	$8.58	0d	2	0.53mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$5,497	$9.83	0d	1	0.64mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	6d	1	0.71mi
45 W 81st St Unit 2011 New York, NY	1.0	1.0	450	$4,710	$10.47	26d	1	0.83mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$8,195	$4.95	0d	1	0.91mi
241 W 75th St #773 New York, NY	1.0–2.0	1.0	750	$9,160	$12.21	0d	2	0.98mi
7912 River Rd North Bergen, NJ	1.0–3.0	1.0–2.0	1136	$4,242	$3.73	0d	13	1.01mi
317 W 74th St Unit 1021986P New York, NY	2.0	1.0–2.0	645	$11,650	$18.05	4d	2	1.02mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$8,940	$11.45	0d	2	1.04mi
8200 Boulevard East North Bergen, NJ	3.0	1.0–3.5	1486	$4,200	$2.83	4d	4	1.11mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$9,059	$13.72	26d	4	1.11mi
234 W 73rd St Unit 1031180P New York, NY	1.0	1.0	441	$4,950	$11.22	9d	1	1.12mi
8600 Boulevard E Unit 4G North Bergen, NJ	1.0	1.0	670	$2,100	$3.13	8d	1	1.14mi
8550 Boulevard E Unit 1D North Bergen, NJ	1.0	1.0	650	$2,200	$3.38	26d	1	1.14mi
8450 Boulevard E Unit 3B North Bergen, NJ	1.0	1.0	745	$2,400	$3.22	26d	1	1.14mi
8600 Boulevard E Unit 5F North Bergen, NJ	1.0	1.0	750	$2,500	$3.33	26d	1	1.15mi
244 W 72nd St #2066 New York, NY	1.0	1.0	500	$5,440	$10.88	26d	2	1.16mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	26d	1	1.22mi
180 Riverside Blvd #846 New York, NY	1.0–2.0	1.0–2.0	827	$8,640	$10.45	26d	2	1.31mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	26d	1	1.34mi
160 Riverside Blvd #832 New York, NY	1.0	1.0	634	$4,990	$7.87	22d	1	1.37mi
118 E 91st St Unit 1022052P New York, NY	3.0	1.0	592	$6,180	$10.44	9d	1	1.42mi
74 69th St Unit 3B Guttenberg, NJ	1.0	1.0	535	$2,050	$3.83	26d	1	1.43mi
78 69th St Unit 9A Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	6d	1	1.44mi
116 71st St #14 Guttenberg, NJ	2.0	1.0	700	$2,500	$3.57	8d	1	1.44mi
60 68th St Unit 406 Guttenberg, NJ	1.0	1.0	700	$2,600	$3.71	14d	1	1.44mi
60 68th St Unit 505 Guttenberg, NJ	1.0	1.0	670	$2,550	$3.81	14d	1	1.44mi
7812 Hudson Ave Unit B1 North Bergen, NJ	2.0	1.0	750	$2,100	$2.80	14d	1	1.45mi

HOA detail

• Monthly dues: $942 · $11,304/yr

Listing history 19 events

1. 2026-06-21
   days on market $825,000 Active 65 DOM
2. 2026-06-18
   days on market $825,000 Active 62 DOM
3. 2026-06-17
   days on market $825,000 Active 61 DOM
4. 2026-06-15
   days on market $825,000 Active 59 DOM
5. 2026-06-13
   days on market $825,000 Active 57 DOM
6. 2026-06-10
   days on market $825,000 Active 53 DOM
7. 2026-06-08
   days on market $825,000 Active 52 DOM
8. 2026-06-08
   days on market $825,000 Active 51 DOM
9. 2026-06-04
   days on market $825,000 Active 48 DOM
10. 2026-06-03
    days on market $825,000 Active 47 DOM
11. 2026-06-01
    days on market $825,000 Active 45 DOM
12. 2026-05-31
    days on market $825,000 Active 44 DOM
13. 2026-04-17
    listed $895,000 Active
14. 2025-04-02
    historical $4,000
15. 2025-02-06
    listed $4,000
16. 2025-01-31
    historical $4,000
17. 2025-01-28
    listed $4,000
18. 2025-01-15
    historical $4,000
19. 2024-12-21
    listed $4,000

ⓘ 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 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: $84,205
• − Mortgage interest: −$46,213
• − Property taxes: −$12,375
• − Insurance: −$4,125
• − Repairs & maintenance: −$6,736
• − Management: −$6,736
• − HOA: −$11,304
• − Depreciation: −$24,000
• Taxable loss: −$27,285
• Est. tax savings @ 24.0%: +$6,548
• After-tax cash flow: $-6,651/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 · 13 photos

Excellent 95/100 None rehab

This property is in excellent condition with modern amenities and a prime location. It offers a rare combination of light, views, and flexibility, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Resale Updating the kitchen appliances — Modernizing the kitchen appliances can make the property more appealing to potential buyers who prioritize kitchen functionality and aesthetics.
• Both Adding smart home features — Integrating smart home technology can improve the property's functionality and appeal to tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Resale Updating the kitchen appliances — Modernizing the kitchen appliances can make the property more appealing to potential buyers who prioritize kitchen functionality and aesthetics. ↑
• Both Adding smart home features — Integrating smart home technology can improve the property's functionality and appeal to tech-savvy buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 93,065
• Household income: $108,940
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7824.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 22% Two or more races 12% Asian 10% Black 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 6%
• Common ancestry: Scotch-Irish 4% Romanian 3% Lithuanian 2%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 18% Chinese 5% French/Haitian/Cajun 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: ▲ 4.73%
• Current HPI: 276.1636
• Rent YoY: ▲ 6.40%
• 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

+22275.0% since first listed

7 events — show timeline

• 2026-04-17 Listed $895,000 RLS at REBNY
• 2025-04-02 Rental Removed $4,000 ZUMPER1
• 2025-02-06 Listed for Rent $4,000 ZUMPER1
• 2025-01-31 Rental Removed $4,000 ZUMPER1
• 2025-01-28 Listed for Rent $4,000 ZUMPER1
• 2025-01-15 Rental Removed $4,000 ZUMPER1
• 2024-12-21 Listed for Rent $4,000 ZUMPER1