66 W 84th St Unit 2A · New York, NY 10024

$790,000

2 bd · 1.0 ba · 800 sqft · Condo · 124 Days on market

Built 1900

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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 +13.9/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Mint Renovated Sponsor?s apartment. No Board Approval Needed. This newly renovated cozy two bedrooms and one bathroom is located in a charming pre-war building one block from Central Park. This corner apartment has a beautiful layout with a bright living room and a windowed kitchen. The apartment features 9 ½ Foot ceilings, West and North Exposure, with open views and beautiful natural light, hardwood floors throughout, and great built-in closet space. The Kitchen features detailed finishes, a wall of grey walnut cabinets, Caesar stone countertops and top of the line appliances such as Bosch dishwasher, and Bertazonni gas stove. 66 West 84th Street, a boutique co-op building, has 5 stories and 33 units with a renovated lobby, elevator, and live-in superintendent. Pied-a-terre, guarantors, gifting and subletting are allowed. No Dogs Please.

Key facts

• Open layout
• Large island
• Virtual doorman

Tags

• VIRTUAL DOORMAN
• IN UNIT WASHER DRYERS
• OPEN LAYOUT
• OVERSIZED WINDOWS
• LARGE ISLAND
• WALK IN CLOSET

Property features AI

Exterior

• Parking: On-street parking
• Security: Security: Other
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Water available
• Home design: Stock cooperative; 5-story building; One level unit; Entry on level 2
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: 2
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/Window unit(s) cooling; Heating: see remarks
• Interior features: Breakfast bar; Elevator; High ceilings; Natural woodwork; Open kitchen; Recessed lighting
• Laundry & utility: Laundry: Other

🏢 Co-op / cooperative unit. The $790,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $790k.

Deal economics

• At list price, monthly cash flow is $81 ($975/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $701k (11.2% below list).
• Recommended offer: $695k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 (+8.2%/yr); 325 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $7,014/mo this rent would consume 46% of the median local household income ($182k/yr) (locally 3388% 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 $47k of equity ($5k loan paydown + $42k appreciation (5.3% 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 (5.3% appreciation + 8.0% rent growth), your $221k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($695k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $695,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
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. 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.32% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.08×
• Total profit: $238,781
• Equity at exit: $462,947

10-year hold

• IRR: 18.5%
• Equity multiple: 4.62×
• Total profit: $800,179
• Equity at exit: $811,898

Cash invested: $221,200 (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 →

ZIP-level market 10024

• Home prices YoY: 2.2%
• Rents YoY: 8.2%
• Active inventory: 325
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $7,014 high
• Mortgage (P&I): −$4,143
• Tax est. 1.5%: −$988 /mo · $11,850/yr
• Insurance: −$329
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,473
• Net cashflow: $81

Break-even live

Break-even rent $6,911

Max offer price $790,000

Occupancy floor 94%

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: $197,500
• Closing costs: $23,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	5d	1	0.10mi
147 W 79th St New York, NY	1.0	1.0	927	$6,400	$6.90	24d	1	0.26mi
600 Columbus Ave Unit 1251680P New York, NY	1.0–2.0	1.0	900	$7,970	$8.86	1d	2	0.28mi
110 W 79th St #276 New York, NY	2.0	2.0	1000	$7,230	$7.23	20d	1	0.30mi
247 W 87th St New York, NY	1.0	1.0–2.0	822	$6,275	$7.63	18d	2	0.31mi
210 W 89th St #165 New York, NY	1.0	1.0	675	$7,520	$11.14	1d	2	0.34mi
189 W 89th St New York, NY	2.0	1.0–2.0	716	$8,623	$12.03	1d	13	0.34mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$9,630	$11.67	6d	2	0.42mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	2d	3	0.43mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	3d	4	0.43mi
134 W 93rd St New York, NY	1.0	1.0	763	$4,700	$6.16	11d	1	0.46mi
241 W 75th St #773 New York, NY	1.0–2.0	1.0	750	$9,160	$12.21	3d	2	0.53mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$13,166	$12.02	17d	1	0.54mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$8,690	$11.59	1d	2	0.61mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	24d	1	0.62mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$9,059	$13.72	24d	4	0.63mi
317 W 74th St Unit 1021986P New York, NY	2.0	1.0–2.0	645	$11,650	$18.05	2d	2	0.64mi
50 W 97th St #1739 New York, NY	2.0	1.0	800	$6,560	$8.20	6d	1	0.65mi
160 W 97th St #1101 New York, NY	2.0	1.0	850	$6,050	$7.12	13d	1	0.67mi
230 W 72nd St #1300 New York, NY	2.0	1.0	800	$7,000	$8.75	24d	1	0.68mi
230 W 72nd St Unit 1301 New York, NY	2.0	1.0	800	$6,850	$8.56	22d	1	0.68mi
244 W 72nd St #2066 New York, NY	1.0	1.0	500	$5,440	$10.88	24d	2	0.69mi
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1112	$7,995	$7.19	22d	4	0.71mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$9,876	$12.78	1d	31	0.74mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$6,320	$7.02	24d	2	0.74mi
210 W 70th St #2102 New York, NY	1.0–2.0	1.0–2.5	897	$9,860	$10.99	1d	2	0.75mi
309 W 97th St Unit 5N New York, NY	2.0	2.0	900	$5,495	$6.11	24d	1	0.78mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$9,410	$11.76	1d	2	0.81mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$5,270	$6.59	24d	2	0.83mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$8,085	$12.32	3d	3	0.86mi
7 E 75th St New York, NY	1.0–3.0	1.0–2.0	790	$8,548	$10.82	24d	2	0.86mi
900 Park Ave New York, NY	1.0–2.0	1.5–2.5	1200	$17,500	$14.58	24d	2	0.89mi
180 Riverside Blvd #846 New York, NY	1.0–2.0	1.0–2.0	827	$8,640	$10.45	24d	2	0.93mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	22d	1	0.93mi
420 Central Park W Unit 6K New York, NY	2.0	2.0	1060	$8,000	$7.55	22d	1	0.94mi
125 E 83rd St Unit 1312101P New York, NY	1.0	1.0	839	$7,470	$8.90	6d	1	0.96mi
160 Riverside Blvd #832 New York, NY	1.0	1.0	634	$4,990	$7.87	20d	1	0.96mi
53-55 E 95th St Unit 4A New York, NY	3.0	2.0	803	$7,495	$9.33	7d	1	1.00mi
118 E 91st St Unit 1022052P New York, NY	3.0	1.0	592	$6,180	$10.44	7d	1	1.00mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	6d	1	1.02mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $790,000 Active 124 DOM
2. 2026-06-17
   days on market $790,000 Active 123 DOM
3. 2026-06-15
   days on market $790,000 Active 121 DOM
4. 2026-06-13
   days on market $790,000 Active 119 DOM
5. 2026-06-10
   days on market $790,000 Active 115 DOM
6. 2026-06-08
   days on market $790,000 Active 114 DOM
7. 2026-06-04
   days on market $790,000 Active 110 DOM
8. 2026-06-03
   days on market $790,000 Active 109 DOM
9. 2026-06-01
   days on market $790,000 Active 107 DOM
10. 2026-05-31
    days on market $790,000 Active 106 DOM
11. 2026-02-24
    listed $790,000 Active
12. 2026-02-08
    listed $790,000 Active
13. 2015-04-16
    soldstatus $723,000 858-char remark

    Show marketing remark (858 chars)

    Mint Renovated Sponsor?s apartment. No Board Approval Needed. This newly renovated cozy two bedrooms and one bathroom is located in a charming pre-war building one block from Central Park. This corner apartment has a beautiful layout with a bright living room and a windowed kitchen. The apartment features 9 ½ Foot ceilings, West and North Exposure, with open views and beautiful natural light, hardwood floors throughout, and great built-in closet space. The Kitchen features detailed finishes, a wall of grey walnut cabinets, Caesar stone countertops and top of the line appliances such as Bosch dishwasher, and Bertazonni gas stove. 66 West 84th Street, a boutique co-op building, has 5 stories and 33 units with a renovated lobby, elevator, and live-in superintendent. Pied-a-terre, guarantors, gifting and subletting are allowed. No Dogs Please.

14. 2015-04-16
    soldstatus $735,000

    Show marketing remark (858 chars)

    Mint Renovated Sponsor?s apartment. No Board Approval Needed. This newly renovated cozy two bedrooms and one bathroom is located in a charming pre-war building one block from Central Park. This corner apartment has a beautiful layout with a bright living room and a windowed kitchen. The apartment features 9 ½ Foot ceilings, West and North Exposure, with open views and beautiful natural light, hardwood floors throughout, and great built-in closet space. The Kitchen features detailed finishes, a wall of grey walnut cabinets, Caesar stone countertops and top of the line appliances such as Bosch dishwasher, and Bertazonni gas stove. 66 West 84th Street, a boutique co-op building, has 5 stories and 33 units with a renovated lobby, elevator, and live-in superintendent. Pied-a-terre, guarantors, gifting and subletting are allowed. No Dogs Please.

15. 2015-02-18
    price $735,000
16. 2014-12-12
    listed $735,000 858-char remark

    Show marketing remark (858 chars)

    Mint Renovated Sponsor?s apartment. No Board Approval Needed. This newly renovated cozy two bedrooms and one bathroom is located in a charming pre-war building one block from Central Park. This corner apartment has a beautiful layout with a bright living room and a windowed kitchen. The apartment features 9 ½ Foot ceilings, West and North Exposure, with open views and beautiful natural light, hardwood floors throughout, and great built-in closet space. The Kitchen features detailed finishes, a wall of grey walnut cabinets, Caesar stone countertops and top of the line appliances such as Bosch dishwasher, and Bertazonni gas stove. 66 West 84th Street, a boutique co-op building, has 5 stories and 33 units with a renovated lobby, elevator, and live-in superintendent. Pied-a-terre, guarantors, gifting and subletting are allowed. No Dogs Please.

17. 2014-12-12
    listed $723,000

    Show marketing remark (858 chars)

    Mint Renovated Sponsor?s apartment. No Board Approval Needed. This newly renovated cozy two bedrooms and one bathroom is located in a charming pre-war building one block from Central Park. This corner apartment has a beautiful layout with a bright living room and a windowed kitchen. The apartment features 9 ½ Foot ceilings, West and North Exposure, with open views and beautiful natural light, hardwood floors throughout, and great built-in closet space. The Kitchen features detailed finishes, a wall of grey walnut cabinets, Caesar stone countertops and top of the line appliances such as Bosch dishwasher, and Bertazonni gas stove. 66 West 84th Street, a boutique co-op building, has 5 stories and 33 units with a renovated lobby, elevator, and live-in superintendent. Pied-a-terre, guarantors, gifting and subletting are allowed. No Dogs Please.

ⓘ 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: $84,164
• − Mortgage interest: −$44,252
• − Property taxes: −$11,850
• − Insurance: −$3,950
• − Repairs & maintenance: −$6,733
• − Management: −$6,733
• − Depreciation: −$22,982
• Taxable loss: −$12,336
• Est. tax savings @ 24.0%: +$2,961
• After-tax cash flow: $3,936/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): 63,115
• Household income: $181,560
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3388.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 6% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Scotch-Irish 8% Romanian 5% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 8% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 5.32%
• Current HPI: 251.6447
• Rent YoY: ▲ 8.15%
• 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

+7.5% since first listed

7 events — show timeline

• 2026-02-24 Listed $790,000 RLS at REBNY
• 2026-02-08 Listed $790,000 OneKey® MLS as Distributed by MLS Grid
• 2015-04-16 Sold (MLS) $735,000 RLS at REBNY
• 2015-04-16 Sold (MLS) $723,000 RLS at REBNY
• 2015-02-18 Price Changed $735,000 RLS at REBNY
• 2014-12-12 Listed $723,000 RLS at REBNY
• 2014-12-12 Listed $735,000 RLS at REBNY