345 E 93rd St Unit 22E · New York, NY 10128

$545,000

1 bd · 1.0 ba · 650 sqft · Condo · 311 Days on market

Built 1975

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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).

• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Cash flow +6.0/30.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks

From the crafted door hardware to the premier bath accents, every square inch of this unit was reconstructed from the ground up with some of the world’s best fixtures and finishes (I should know—I sold this unit in estate condition to the current occupants). So, if you’ve been searching for top-of-the-line quality in a completely transformed, open-plan one-bedroom unit with sun-drenched southern exposure, this approximately 650 SF luxury residence may just be your NextHome. Beyond the panoramic Midtown skyline views to the south, the main living area features elegant custom touches, including an accent wall with venetian plaster and designer wallpaper; illumination from a

Key facts

• Open-plan unit
• Premier bath accents
• Built 1975

Tags

• CRAFTED DOOR HARDWARE
• PREMIER BATH ACCENTS
• OPEN-PLAN UNIT
• SUN-DRENCHED SOUTHERN EXPOSURE
• FULL-SERVICE COOPERATIVE
• 24-HOUR CONCIERGE COVERAGE

Property features AI

Finance

• HOA & community: Association: Orsid New York; Building amenities include a fitness center and sidewalks

Exterior

• Parking: Off-street parking; Underground parking; Electric vehicle charging station(s); Parking fee applies
• Security: Smoke detectors; Video cameras
• Utilities: Con Edison electric service; Public sewer; Cable available; Natural gas connected; Phone available; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; Updated/remodeled condition; Located on the front side, sixth floor or higher; One-level unit (single-level residence)
• Construction: Block and brick construction; No basement; No attic listed
• Exterior features: Courtyard; Deck; Pergola; Bicycle room; Outdoor space; City lot; Near public transit; Near shops

Interior

• Kitchen: Cooktop (gas and electric cooktop listed); Electric oven; Oven; Microwave; Dishwasher; Refrigerator; Kitchen island; Open kitchen layout
• Bedrooms: Bedroom on the first floor
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; Soaking tub; Bidet
• Heating & cooling: Electric heating; Electric cooling; Wall/window AC unit(s)
• Interior features: First-floor bedroom and full bath; Bidet; Chandelier; Entrance foyer; High-speed internet; Kitchen island; Open floor plan with open kitchen; Recessed lighting; Smart thermostat; Soaking tub; Built-in speakers
• Laundry & utility: Intercom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $545k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $541k (0.7% below list).
• Recommended offer: $480k (12.0% below list) — sets the bar for market timing.
• 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 (+7.0%/yr); 309 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 44% of the median local income ($148k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($4k loan paydown + $20k appreciation (3.7% 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($480k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y ago; this cycle's ask has dropped $90k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 29% of rent.
• Climate carrying-cost: severe 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 $479,600 (12.0% 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. It's been on market 311 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 0.99% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.74% appreciation · 7.04% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.26×
• Total profit: $39,846
• Equity at exit: $267,947

10-year hold

• IRR: 9.6%
• Equity multiple: 2.69×
• Total profit: $258,079
• Equity at exit: $431,697

Cash invested: $152,600 (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 10128

• Home prices YoY: 2.0%
• Rents YoY: 7.0%
• Active inventory: 309
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $5,412 high
• Mortgage (P&I): −$2,858
• Tax est. 1.5%: −$681 /mo · $8,175/yr
• Insurance: −$227
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,562
• Vacancy / Maint / Mgmt: −$1,136
• Net cashflow: $-1,119

Break-even live

Break-even rent $6,829

Max offer price $383,010

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	3d	3	0.06mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,600	$8.09	1d	2	0.13mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$5,520	$7.46	1d	2	0.19mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,960	$11.10	3d	1	0.23mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	20d	1	0.23mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	2d	2	0.29mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	18d	1	0.30mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	24d	1	0.34mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$5,580	$9.56	3d	2	0.35mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,890	$12.77	1d	2	0.37mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	3d	2	0.39mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	3d	2	0.40mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	6d	1	0.40mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	20d	1	0.42mi
515 E 86th St Unit 1760 New York, NY	1.0	1.0	485	$5,420	$11.18	3d	1	0.42mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	16d	1	0.54mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	22d	1	0.54mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	24d	2	0.56mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	1d	3	0.62mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	18d	1	0.70mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	24d	1	0.72mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	22d	1	0.77mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	24d	1	0.77mi
315 E 78th St Unit 1021994P New York, NY	1.0	1.0	441	$5,037	$11.42	20d	1	0.77mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	22d	1	0.77mi
315 E 78th St Unit 1021847P New York, NY	1.0	1.0	516	$4,880	$9.46	20d	1	0.77mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	24d	2	0.80mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	24d	1	0.83mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	20d	1	0.88mi
888 Main St New York, NY	1.0–3.0	1.0–2.0	963	$4,431	$4.60	6d	7	0.93mi
240e E 75th St Unit 1021876P New York, NY	—	1.0	441	$5,981	$13.56	7d	1	0.94mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	5d	1	0.94mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	24d	1	1.00mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,740	$8.43	1d	2	1.04mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	3d	3	1.07mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	24d	1	1.10mi
1420 27th Ave Astoria, NY	1.0–2.0	1.0–2.0	887	$3,237	$3.65	3d	9	1.16mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	2d	2	1.22mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	24d	3	1.23mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	1d	2	1.25mi

HOA detail condo

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

Listing history 22 events

1. 2026-05-19
   status Pending
2. 2026-04-30
   price $545,000
3. 2026-03-05
   price $575,000
4. 2026-03-05
   status Active
5. 2025-10-31
   price $595,000
6. 2025-04-24
   listed $635,000 Active
7. 2024-03-04
   price $649,000
8. 2023-10-31
   historical
9. 2023-10-25
   price $689,000
10. 2023-08-04
    listed $709,900 Active
11. 2023-05-30
    historical
12. 2023-05-11
    price $709,900
13. 2023-03-29
    listed $724,900 Active
14. 2022-05-22
    price $795,000
15. 2022-05-08
    status Active
16. 2022-05-07
    status Active
17. 2022-03-25
    listed $841,000 Active
18. 2020-11-04
    listed $851,000 Active
19. 2020-11-04
    listed $851,000
20. 2017-12-06
    soldstatus $567,000 Closed
21. 2017-08-08
    status Under Contract
22. 2017-07-13
    listed $540,000 New

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% 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: $64,942
• − Mortgage interest: −$30,528
• − Property taxes: −$8,175
• − Insurance: −$3,522
• − Repairs & maintenance: −$5,195
• − Management: −$5,195
• − HOA: −$18,744
• − Depreciation: −$15,855
• Taxable loss: −$22,273
• Est. tax savings @ 24.0%: +$5,346
• After-tax cash flow: $-8,088/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): 57,976
• Household income: $147,772
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 4892.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 13% Asian 10% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 1% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 6% Lithuanian 2%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Other Indo-European 6% Other Asian/Pacific 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: ▲ 3.74%
• Current HPI: 187.2161
• Rent YoY: ▲ 7.04%
• 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

+0.9% since first listed

22 events — show timeline

• 2026-05-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $545,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $595,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-24 Listed $635,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-04 Price Changed $649,000 RLS at REBNY
• 2023-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-10-25 Price Changed $689,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-04 Listed $709,900 OneKey® MLS as Distributed by MLS Grid
• 2023-05-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-05-11 Price Changed $709,900 OneKey® MLS as Distributed by MLS Grid
• 2023-03-29 Listed $724,900 OneKey® MLS as Distributed by MLS Grid
• 2022-05-22 Price Changed $795,000 RLS at REBNY
• 2022-05-08 Relisted — RLS at REBNY
• 2022-05-07 Relisted — RLS at REBNY
• 2022-03-25 Listed $841,000 RLS at REBNY
• 2020-11-04 Listed $851,000 RLS at REBNY
• 2020-11-04 Listed $851,000 RLS at REBNY
• 2017-12-06 Sold (MLS) $567,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-07-13 Listed $540,000 OneKey® MLS as Distributed by MLS Grid