420 E 55th St Unit 11-U · New York, NY 10022

$475,000

1 bd · 1.0 ba · 550 sqft · Condo · 42 Days on market

Built 1956 $1341/mo HOA · 24% 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).

• Cash flow +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

One-bedroom living at a studio price — Nestled in one of Manhattan's most classic neighborhoods. This beautifully configured Junior One-Bedroom is a rare find in the heart of Sutton Place, and it's ready to feel like home. French Doors define the layout, creating a generous, light-filled living area alongside a genuinely private sleeping space — A thoughtful design that lives far larger than its footprint. Hardwood floors, a renovated separate kitchen, and abundant closet space complete a home that's been carefully considered at every turn. Sutton Gardens at 420 East 55th Street is a well-regarded full-service cooperative, offering solid amenities including a 24-hour doorman, el

Key facts

• 24-hour doorman
• Elevator
• French doors

Tags

• FRENCH DOORS
• RENOVATED SEPARATE KITCHEN
• ABUNDANT CLOSET SPACE
• 24-HOUR DOORMAN
• ELEVATOR
• ON-SITE LAUNDRY

Property features AI

Finance

• HOA & community: Monthly association fee of $1,341.67; Pets allowed in building

Exterior

• Parking: Has garage
• Utilities: Has cooling
• Home design: 12-story building; Entry on 11th level
• Exterior features: Building storage; Building garden; North exposure

Interior

• Bedrooms: Total rooms: 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall unit cooling
• Interior features: Dining area; Entrance foyer
• Laundry & utility: Building allows washer/dryer installation; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $475k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $435k (8.4% below list).
• Meets the 1% rule at list price ($6k rent vs $475k).
• Recommended offer: $435k (8.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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).
• This rent runs 38% 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 $27k of equity ($3k loan paydown + $24k 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.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($461k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent; built in 1956 — 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 $434,921 (8.4% 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 42 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.16% ✓
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 7.2

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: 13.8%
• Equity multiple: 1.91×
• Total profit: $120,932
• Equity at exit: $268,227

10-year hold

• IRR: 17.4%
• Equity multiple: 4.40×
• Total profit: $452,844
• Equity at exit: $462,141

Cash invested: $133,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $5,502 high
• Mortgage (P&I): −$2,491
• Tax est. 1.5%: −$594 /mo · $7,125/yr
• Insurance: −$198
• HOA: −$1,341
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $-277

Break-even live

Break-even rent $5,853

Max offer price $434,921

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-113	+0% $-277	+5% $-441	+10% $-605
Rent	-10% $-712	-5% $-494	+0% $-277	+5% $-60	+10% $158
Rate	-1.0pp $-38	-0.5pp $-156	base $-277	+0.5pp $-400	+1.0pp $-525

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
599 E 56th St Unit 1817 New York, NY	1.0	1.0	625	$4,850	$7.76	26d	1	0.07mi
420 E 54th St New York, NY	3.0	1.0–2.5	1018	$7,261	$7.13	0d	12	0.08mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$6,610	$7.32	5d	3	0.15mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	26d	1	0.17mi
940 1st Ave Unit 2040 New York, NY	2.0	1.5	600	$6,810	$11.35	1d	1	0.19mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	24d	1	0.22mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$7,890	$13.72	1d	2	0.23mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	10d	1	0.27mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$6,250	$7.90	5d	3	0.27mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	5d	3	0.31mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	26d	1	0.31mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	24d	1	0.39mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	19d	2	0.40mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	4d	2	0.41mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	23d	1	0.44mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	17d	1	0.45mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	4d	5	0.46mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	26d	2	0.48mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	26d	2	0.50mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,220	$8.70	1d	2	0.54mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	5d	9	0.54mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	26d	2	0.54mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	5d	2	0.56mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	7d	2	0.56mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	4d	1	0.57mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	24d	1	0.58mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	10d	1	0.60mi
135 E 47th St New York, NY	1.0	1.0	580	$6,350	$10.94	1d	1	0.60mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	4d	1	0.60mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	10d	1	0.60mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	26d	2	0.63mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	26d	3	0.73mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	5d	2	0.74mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	4d	2	0.75mi
475 48th Ave Long Island City, NY	3.0	1.0–3.0	1293	$5,350	$4.14	0d	1	0.80mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	1d	2	0.84mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	26d	1	0.88mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	10d	1	0.91mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	24d	1	0.96mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	26d	1	0.96mi

HOA detail condo

• Monthly dues: $1,341 · $16,092/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-04-16
   listed $475,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $66,025
• − Mortgage interest: −$26,607
• − Property taxes: −$7,125
• − Insurance: −$2,375
• − Repairs & maintenance: −$5,282
• − Management: −$5,282
• − HOA: −$16,092
• − Depreciation: −$13,818
• Taxable loss: −$10,557
• Est. tax savings @ 24.0%: +$2,534
• After-tax cash flow: $-790/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

1 event — show timeline

• 2026-04-16 Listed $475,000 RLS at REBNY