245 E 25th St Unit 12J · New York, NY 10010

$650,000

1 bd · 1.0 ba · 800 sqft · Condo · 30 Days on market

Built 1964 Good condition $1965/mo HOA · 30% 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).

• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +0.2/10.0

Listing remarks

Rarely Available High-Floor Corner One-Bedroom in Kips Bay! Introducing Residence 12J, the highly sought-after J line on a high floor, on the market for sale for the first time since the building went co-op in the 1980s. Light and airy with fantastic bones and an expansive layout, this jumbo-sized corner one-bedroom with beautiful landmark views, is in very good condition and offers an extraordinary opportunity to easily create your dream home. Step into a welcoming entry hallway with two oversized closets to the left, leading to spacious, sun-drenched living space. At the far end, a wall of windows frames stunning city views, including the Empire State Building. Flooded with light morni

Key facts

• Solid wood cabinetry
• Landmark views
• High floor corner

Tags

• HIGH FLOOR CORNER
• LANDMARK VIEWS
• SUN DRENCHED LIVING SPACE
• WALL OF WINDOWS
• SPACIOUS KITCHEN
• SOLID WOOD CABINETRY

Property features AI

Finance

• Other: Building features include bike storage and elevators; Zoning: C1-8A; Total units in building: 194
• HOA & community: Monthly association fee of $1,965; Pets allowed in the building

Exterior

• Security: Concierge
• Home design: Condominium in a 20-story building; Entry level: 12
• Construction: Building name: Spruce Ridge
• Exterior features: Building roof deck; Exposures to the east, north and west

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling present
• Interior features: Total of 3 rooms; Basement: Other; Has a view
• Laundry & utility: No building laundry (building none)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $650k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $461k (29.0% below list).
• Meets the 1% rule at list price ($7k rent vs $650k).
• Recommended offer: $461k (29.0% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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 8d 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 $6,524/mo this rent would consume 54% 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 $42k of equity ($4k loan paydown + $37k 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 ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($640k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $461,455 (29.0% 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. Built in 1964 — 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. 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 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: 1.00% ✓
• Cap rate: 3.89%
• Cash-on-cash: -8.59%
• DSCR: 0.62
• GRM: 8.3

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: 8.8%
• Equity multiple: 1.60×
• Total profit: $108,406
• Equity at exit: $396,363

10-year hold

• IRR: 11.4%
• Equity multiple: 3.31×
• Total profit: $420,516
• Equity at exit: $708,440

Cash invested: $182,000 (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 10010

• Home prices YoY: 2.0%
• Rents YoY: 5.1%
• Active inventory: 232
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $6,524 high
• Mortgage (P&I): −$3,409
• Tax est. 1.5%: −$812 /mo · $9,750/yr
• Insurance: −$271
• HOA: −$1,965
• Vacancy / Maint / Mgmt: −$1,370
• Net cashflow: $-1,303

Break-even live

Break-even rent $8,173

Max offer price $461,455

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: $162,500
• Closing costs: $19,500
• 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	0.22mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	2d	1	0.26mi
230 E 32nd St New York, NY	2.0	1.0	800	$5,395	$6.74	16d	2	0.28mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	7d	2	0.30mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	6d	1	0.38mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	7d	3	0.39mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,218	$7.02	1d	33	0.40mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	22d	1	0.43mi
121 Madison Ave New York, NY	2.0–4.0	1.0–2.0	1012	$7,295	$7.20	7d	3	0.43mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	6d	1	0.43mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	22d	1	0.44mi
10 E 29th St New York, NY	1.0–3.0	1.0–3.0	1323	$6,283	$4.75	1d	4	0.46mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$5,532	$6.23	1d	55	0.46mi
241 5th Ave Unit 11A New York, NY	2.0	2.0	991	$8,995	$9.08	24d	1	0.48mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	7d	13	0.54mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	19d	2	0.55mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	1d	2	0.55mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	1d	3	0.57mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	7d	3	0.59mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$4,510	$6.01	24d	4	0.61mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$5,600	$5.09	6d	19	0.62mi
222 E 39th St New York, NY	4.0	1.0–2.0	1100	$5,784	$5.26	10d	19	0.62mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$5,500	$5.00	24d	18	0.62mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$5,500	$5.00	20d	19	0.62mi
222 E 39th St New York, NY	1.0–4.0	1.0–2.0	1100	$4,525	$4.11	3d	20	0.62mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	24d	1	0.63mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	10d	3	0.66mi
776 6th Ave New York, NY	2.0	1.0–2.0	756	$7,743	$10.24	1d	18	0.68mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	24d	1	0.68mi
117 W 28th St #1467 New York, NY	1.0	2.0	1000	$8,760	$8.76	24d	1	0.75mi
120 W 23rd St #693 New York, NY	2.0	2.0	900	$10,140	$11.27	20d	1	0.75mi
166 2nd Ave Unit 9KK New York, NY	2.0	1.5	950	$8,100	$8.53	7d	1	0.77mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,740	$11.72	1d	2	0.78mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	4d	14	0.79mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	3d	2	0.80mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	1d	12	0.84mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	1d	2	0.87mi
540 6th Ave Unit 6A New York, NY	1.0	1.0	793	$8,450	$10.66	7d	1	0.88mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	24d	2	0.88mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,505	$12.01	1d	3	0.89mi

HOA detail condo

• Monthly dues: $1,965 · $23,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $650,000 Active 30 DOM
2. 2026-06-17
   days on market $650,000 Active 29 DOM
3. 2026-06-16
   days on market $650,000 Active 28 DOM
4. 2026-06-15
   days on market $650,000 Active 27 DOM
5. 2026-06-13
   pricedays on market $650,000 Active 25 DOM
6. 2026-06-10
   days on market $695,000 Active 21 DOM
7. 2026-06-08
   days on market $695,000 Active 20 DOM
8. 2026-06-08
   days on market $695,000 Active 19 DOM
9. 2026-06-04
   days on market $695,000 Active 16 DOM
10. 2026-06-03
    days on market $695,000 Active 15 DOM
11. 2026-06-02
    days on market $695,000 Active 14 DOM
12. 2026-06-01
    days on market $695,000 Active 13 DOM
13. 2026-05-31
    days on market $695,000 Active 12 DOM
14. 2026-05-19
    listed $695,000 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 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,289
• − Mortgage interest: −$36,410
• − Property taxes: −$9,750
• − Insurance: −$3,250
• − Repairs & maintenance: −$6,263
• − Management: −$6,263
• − HOA: −$23,580
• − Depreciation: −$18,909
• Taxable loss: −$26,137
• Est. tax savings @ 24.0%: +$6,273
• After-tax cash flow: $-9,363/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 · 12 photos

Good 75/100 Cosmetic rehab

This corner one-bedroom is in good condition with fresh paint and hardwood floors, offering a great opportunity to create a dream home with minimal work.

Value-add opportunities

• Resale kitchen backsplash — modernizes the space
• Resale bathroom fixtures — updates the space
• Both kitchen appliances — improves functionality and appeal
• Both landscaping — enhances curb appeal and resale value

Renovation cost estimate screening

Value-add ROI direction

• Resale kitchen backsplash — modernizes the space ↑
• Resale bathroom fixtures — updates the space ↑
• Both kitchen appliances — improves functionality and appeal ↑
• Both landscaping — enhances curb appeal and resale value ↑

ⓘ 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): 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

• 2026-05-19 Listed $695,000 RLS at REBNY