2 E 55th St Unit 835/31 · New York, NY 10022

$234,000

2 bd · 3.0 ba · 1,262 sqft · Condo · 56 Days on market

Built 1904 Excellent condition $2820/mo HOA · 48% of rent ↓ 21% since listing

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Why this score? — see what drove the B- 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 +19.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.0/10.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0

Listing remarks

Newly Refurbished Fractional Ownership Condominium. This breathtaking 2 bedrooms/ 3bath residence is perfect for your yearly stays in Manhattan. It's been newly renovated and comes fully furnished with over 1200Sq ft. of living space. Ownership entitles you to 28 days of yearly usage, with the option of doubling your stay-time to 49 days at no extra charge, depending on your use of either side of the suite. Many amenities include: twice-a-day housekeeping service, 24-hour St Regis butler service, fine dining at The Drawing Room under chef Renato Piredda, The King Cole bar (Bloody Mary originator), and gym. Yearly stay-time for this offering include designated fixed week 20 (May 16th - 23rd)

Key facts

• Broadway theaters
• Gym
• Central park

Tags

• FULLY FURNISHED
• GYM
• STEPS AWAY FROM FIFTH AVENUE
• WORLD-RENOWNED SHOPPING
• CENTRAL PARK
• BROADWAY THEATERS

Property features AI

Finance

• Other: Building allows pets (building policy: yes; additional note indicates No in a secondary entry)
• HOA & community: Monthly association fee of $2,820

Exterior

• Home design: Located in C5-3 zoning
• Construction: Located in The St. Regis building; Elevator access
• Exterior features: No notable exterior features listed

Interior

• Bedrooms: Entry level on 14
• Bathrooms: 3 full bathrooms
• Interior features: Total of 4 rooms; Basement: Other; Has a view
• Laundry & utility: No in-building laundry (Building None)

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $234k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $234k).
• Recommended offer: $227k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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 9d 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 41% 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 $13k of equity ($2k loan paydown + $12k 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.
• At projected returns (5.0% appreciation + 8.0% rent growth), your $66k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent; built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $226,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.53% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 3.3

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: 23.2%
• Equity multiple: 2.56×
• Total profit: $102,364
• Equity at exit: $132,137

10-year hold

• IRR: 27.6%
• Equity multiple: 6.72×
• Total profit: $374,771
• Equity at exit: $227,665

Cash invested: $65,520 (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: 3.3×

Monthly cashflow live

• Estimated rent: $5,929 medium
• Mortgage (P&I): −$1,227
• Tax est. 1.5%: −$292 /mo · $3,510/yr
• Insurance: −$98
• HOA: −$2,820
• Vacancy / Maint / Mgmt: −$1,245
• Net cashflow: $247

Break-even live

Break-even rent $5,617

Max offer price $234,000

Occupancy floor 91%

Sensitivity live

Price	-10% $408	-5% $328	+0% $247	+5% $166	+10% $85
Rent	-10% $-222	-5% $13	+0% $247	+5% $481	+10% $715
Rate	-1.0pp $365	-0.5pp $306	base $247	+0.5pp $186	+1.0pp $124

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	0d	2	0.17mi
40 W 55th St Unit 5D New York, NY	2.0	2.5	1070	$6,500	$6.07	25d	1	0.21mi
641 5th Ave New York, NY	1.0–2.0	2.0–2.5	1794	$16,500	$9.20	25d	2	0.22mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$15,738	$5.72	2d	5	0.23mi
55 W 55th St Unit 9AA New York, NY	2.0	1.5	1000	$6,000	$6.00	20d	1	0.24mi
40-44 E 61st St Unit 15B New York, NY	2.0	2.0	1200	$15,000	$12.50	15d	1	0.28mi
207 E 57th St Unit 16A New York, NY	3.0	3.0	1551	$13,750	$8.87	25d	1	0.32mi
138 E 50th St New York, NY	2.0	2.0–2.5	1432	$13,650	$9.53	25d	1	0.35mi
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	16d	2	0.42mi
135 W 52nd St Unit 25D New York, NY	2.0	2.0	1194	$9,500	$7.96	21d	1	0.42mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$8,572	$9.76	4d	9	0.44mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$29,625	$19.11	8d	9	0.46mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$28,750	$18.55	8d	10	0.46mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1578	$30,000	$19.01	2d	9	0.46mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$7,930	$9.06	3d	3	0.48mi
323 E 51st St Unit 1024750P New York, NY	2.0–4.0	2.0–3.5	2093	$21,945	$10.48	0d	3	0.50mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$7,630	$9.65	4d	3	0.54mi
400 E 57th St New York, NY	1.0–2.0	1.0–2.0	1436	$6,595	$4.59	25d	3	0.57mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$8,590	$9.51	4d	3	0.58mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$8,370	$9.27	8d	2	0.58mi
301 E 63rd St New York, NY	2.0	1.0	975	$6,650	$6.82	5d	1	0.59mi
1600 Broadway #697 New York, NY	1.0–2.0	1.0	900	$9,813	$10.90	25d	3	0.60mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$14,490	$16.84	8d	2	0.61mi
420 E 54th St New York, NY	3.0	1.0–2.5	1104	$10,299	$9.32	0d	14	0.62mi
401 E 60th St Unit 37B New York, NY	3.0	3.0	1560	$10,000	$6.41	12d	1	0.63mi
300-302 E 46th St Unit 12J New York, NY	3.0	1.0	900	$8,000	$8.89	5d	1	0.63mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	25d	2	0.63mi
279 E 44th St #894 New York, NY	1.0	1.0	950	$7,190	$7.57	7d	1	0.67mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$7,928	$10.11	8d	1	0.68mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	687	$8,160	$11.87	8d	3	0.68mi
420 E 61st St Unit 1330815P New York, NY	2.0–3.0	2.0–3.0	1490	$11,424	$7.67	0d	2	0.69mi
322 W 57th St Unit 51M1 New York, NY	2.0	2.5	1355	$15,000	$11.07	11d	1	0.71mi
360 E 65th St #1283 New York, NY	1.0–3.0	1.0–2.0	1059	$6,815	$6.44	4d	3	0.73mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$7,510	$11.23	8d	3	0.74mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$17,070	$21.58	4d	2	0.77mi
350 W 57th St Unit 14B New York, NY	1.0	1.0	1196	$7,500	$6.27	8d	1	0.78mi
110 E 71st St #7 New York, NY	2.0	2.0	1200	$11,500	$9.58	25d	1	0.79mi
50 E 72nd St Unit 10B New York, NY	3.0	3.0	1645	$17,500	$10.64	19d	1	0.83mi
50 E 72nd St Unit 7B New York, NY	2.0	3.0	1650	$17,000	$10.30	0d	1	0.83mi
2 Columbus Ave Unit 35C New York, NY	2.0	2.5	1447	$9,500	$6.57	25d	1	0.86mi

HOA detail condo

• Monthly dues: $2,820 · $33,840/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $234,000 Active 56 DOM
2. 2026-06-17
   days on market $234,000 Active 55 DOM
3. 2026-06-16
   days on market $234,000 Active 54 DOM
4. 2026-06-15
   days on market $234,000 Active 53 DOM
5. 2026-06-13
   days on market $234,000 Active 51 DOM
6. 2026-06-10
   days on market $234,000 Active 47 DOM
7. 2026-06-08
   days on market $234,000 Active 46 DOM
8. 2026-06-08
   days on market $234,000 Active 45 DOM
9. 2026-06-04
   days on market $234,000 Active 42 DOM
10. 2026-06-03
    days on market $234,000 Active 41 DOM
11. 2026-06-01
    days on market $234,000 Active 39 DOM
12. 2026-05-31
    days on market $234,000 Active 38 DOM
13. 2026-04-23
    listed $234,000 Active
14. 2025-06-17
    price $245,000
15. 2025-03-14
    price $265,000
16. 2023-04-03
    price $297,000

ⓘ 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: $71,147
• − Mortgage interest: −$13,108
• − Property taxes: −$3,510
• − Insurance: −$1,170
• − Repairs & maintenance: −$5,692
• − Management: −$5,692
• − HOA: −$33,840
• − Depreciation: −$6,807
• Taxable income: $1,329
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,642/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 · 1 photo

Excellent 95/100 None rehab

This newly refurbished and fully furnished 2-bedroom/3-bath condo is in excellent condition, ready for immediate occupancy. It offers a luxurious living experience with high-end amenities and a prime location.

Value-add opportunities

• Both Upgrade lighting fixtures — Modernize lighting to enhance ambiance and energy efficiency.
• Both Add smart home automation — Improve convenience and energy efficiency for potential buyers/renters.
• Both Install smart thermostat — Enhance comfort and energy efficiency for potential buyers/renters.
• Both Add smart lock system — Improve security and convenience for potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Upgrade lighting fixtures — Modernize lighting to enhance ambiance and energy efficiency. ↑
• Both Add smart home automation — Improve convenience and energy efficiency for potential buyers/renters. ↑
• Both Install smart thermostat — Enhance comfort and energy efficiency for potential buyers/renters. ↑
• Both Add smart lock system — Improve security and convenience for potential buyers/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): 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

-21.2% since first listed

4 events — show timeline

• 2026-04-23 Listed $234,000 RLS at REBNY
• 2025-06-17 Price Changed $245,000 RLS at REBNY
• 2025-03-14 Price Changed $265,000 RLS at REBNY
• 2023-04-03 Price Changed $297,000 RLS at REBNY