160 E 22nd St Unit 3E · New York, NY 10010

$995,000

1 bd · 1.0 ba · 575 sqft · Condo public records · 63 Days on market

Built 2014 $892/mo HOA · 12% of rent

---

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).

• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks

Rare opportunity to purchase a studio in one of the best boutique full-service condos in Gramercy! This spacious, sunny and quiet east-facing apartment has a comfortable layout with a gracious entry foyer, high ceilings, wide plank white oak hardwood floors, fully controllable central air/heating, and a wall of floor-to-ceiling windows. The open kitchen boasts top-of-the-line Miele appliances, including a dishwasher, SubZero refrigerator, and stone countertops, with more than sufficient storage space. The beautiful and serene bathroom boasts tasteful tiling, excellent storage and a powerful waterfall shower head and combination tub. This bright and quiet residence also features City views,

Key facts

• East facing
• Entry foyer
• Central air heating

Tags

• EAST FACING
• ENTRY FOYER
• HIGH CEILINGS
• WHITE OAK HARDWOOD FLOORS
• CENTRAL AIR HEATING
• FLOOR TO CEILING WINDOWS

Property features AI

Finance

• Other: Details not specified
• Financial info: Pets allowed in building
• HOA & community: Monthly association fee of $892; Building has bike storage and elevators; 82 total units in the building

Exterior

• Parking: Details not specified
• Security: Details not specified
• Utilities: Details not specified
• Home design: Entry on level 3
• Construction: Details not specified
• Exterior features: Private outdoor space (under 60 sqft)

Interior

• Kitchen: Details not specified
• Bedrooms: Details not specified
• Flooring: Details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Details not specified
• Interior features: Total of 2 rooms; Basement: Other; Has a view
• Laundry & utility: Washer hookup in unit; Washer/dryer allowed; Building-level laundry option

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $995k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $652k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $756k (24.1% below list).
• Recommended offer: $652k (34.4% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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 (+5.1%/yr); 232 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $7,555/mo this rent would consume 63% of the median local household income ($145k/yr) (locally 2470% 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 $64k of equity ($7k loan paydown + $57k appreciation (5.7% 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 ~$102k 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 ($935k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $652,398 (34.4% 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 63 days. Have you received any prior offers? Is the seller open to a 34% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.76% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.7% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.59×
• Total profit: $163,013
• Equity at exit: $606,741

10-year hold

• IRR: 11.0%
• Equity multiple: 3.22×
• Total profit: $618,361
• Equity at exit: $1,084,458

Cash invested: $278,600 (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 10010

• Home prices YoY: 2.0%
• Rents YoY: 5.1%
• Active inventory: 232
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $7,555 high
• Mortgage (P&I): −$5,218
• Tax from tax record: −$1,383 /mo · $16,601/yr
• Insurance: −$415
• HOA: −$892
• Vacancy / Maint / Mgmt: −$1,587
• Net cashflow: $-1,939

Break-even live

Break-even rent $10,010

Max offer price $652,398

Occupancy floor —

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	3d	2	0.04mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	1d	1	0.13mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	21d	1	0.32mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	10d	3	0.41mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	7d	2	0.49mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	24d	1	0.52mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	7d	1	0.52mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,740	$11.72	1d	2	0.55mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	7d	3	0.58mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	3d	2	0.58mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,218	$7.02	1d	33	0.58mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	24d	1	0.58mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	6d	1	0.58mi
776 6th Ave New York, NY	2.0	1.0–2.0	756	$7,743	$10.24	1d	18	0.60mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	7d	13	0.61mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	6d	1	0.61mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	4d	14	0.63mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	1d	2	0.65mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	3d	2	0.69mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	21d	1	0.70mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$9,200	$10.90	1d	2	0.71mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$5,532	$6.23	1d	55	0.71mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,505	$12.01	1d	3	0.72mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	1d	3	0.73mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	1d	12	0.73mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	7d	3	0.75mi
556 3rd Ave Unit 2244 New York, NY	1.0	1.0	500	$5,650	$11.30	2d	1	0.76mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	19d	2	0.76mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	1d	2	0.76mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	21d	1	0.77mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$4,510	$6.01	24d	4	0.81mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	6d	2	0.91mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	21d	1	0.92mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	18d	1	0.93mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	24d	1	0.94mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,078	$7.62	1d	1	1.03mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	7d	2	1.06mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	21d	1	1.06mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	4d	3	1.08mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	24d	1	1.11mi

HOA detail condo

• Monthly dues: $892 · $10,704/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $995,000 Active 63 DOM
2. 2026-06-17
   days on market $995,000 Active 62 DOM
3. 2026-06-15
   days on market $995,000 Active 60 DOM
4. 2026-06-13
   days on market $995,000 Active 58 DOM
5. 2026-06-10
   days on market $995,000 Active 54 DOM
6. 2026-06-08
   days on market $995,000 Active 53 DOM
7. 2026-06-08
   days on market $995,000 Active 52 DOM
8. 2026-06-04
   days on market $995,000 Active 49 DOM
9. 2026-06-03
   days on market $995,000 Active 48 DOM
10. 2026-06-01
    days on market $995,000 Active 46 DOM
11. 2026-05-31
    days on market $995,000 Active 45 DOM
12. 2026-04-16
    listed $995,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $16,601 · $1,383/mo
• Projected year-2 tax: $16,708 · $1,392/mo
• Expected delta: +$107/yr (+$9/mo · 0.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,661
• − Mortgage interest: −$55,735
• − Property taxes: −$16,601
• − Insurance: −$4,975
• − Repairs & maintenance: −$7,253
• − Management: −$7,253
• − HOA: −$10,704
• − Depreciation: −$28,945
• Taxable loss: −$40,806
• Est. tax savings @ 24.0%: +$9,793
• After-tax cash flow: $-13,479/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): 30,702
• Household income: $144,969
• Rent vs Own: 72.1% rent · 27.9% own
• Severe rent burden: 2470.0

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 0.57)
• Race & ethnicity: White 63% Asian 14% Black 9% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Italian 3% Scotch-Irish 2%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 4% Chinese 4% Other Indo-European 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: ▲ 5.70%
• Current HPI: 293.8611
• Rent YoY: ▲ 5.08%
• 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 $995,000 RLS at REBNY

Property tax history

+19.0%/yr

Latest (2025): $16,601 · +0.2% YoY. Source: county tax records.