415 Main St Unit 10E · New York, NY 10044

$699,000

1 bd · 1.0 ba · 682 sqft · Condo public records · 416 Days on market

Built 2009 $1281/mo HOA · 23% of rent ↓ 21% since listing

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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
• Cash flow +6.9/30.0
• Appreciation +6.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks

South-Facing One Bed One Bath Apartment in One of The Most Desirable Condo Buildings on Roosevelt Island! The Apartment Features High Ceilings, Floor-to-Ceiling Windows, an Open Chef's Kitchen, Granite Counter Tops, Marble Bathrooms, Hardwood Floors, Washer/Dryer In-Unit, and More. This Apartment Also Has a Tremendous Amount of Closet Space, Light, and Southern Views. The Building Features a 24-hour Concierge and Doorman, a State-of-the-Art Fitness Center with a Yoga Studio, Playroom , an Exclusive Entertainment lounge on the Roof, and an Amazing Rooftop Terrace with Full Manhattan and River Views.

Key facts

• Marble bathrooms
• South facing
• Open chef's kitchen

Tags

• SOUTH FACING
• HIGH CEILINGS
• FLOOR TO CEILING WINDOWS
• OPEN CHEF'S KITCHEN
• GRANITE COUNTER TOPS
• MARBLE BATHROOMS

Property features AI

Finance

• Other: Building amenities include bike storage, common playroom and elevators; Pet friendly
• Financial info: Association fee: $1,281 per month; Total units in building: 122
• HOA & community: Monthly association fee

Exterior

• Home design: High-rise building with 18 stories; Building name: Riverwalk Court
• Construction: Zoning: R7-2
• Exterior features: Building roof deck; East exposure

Interior

• Bedrooms: Entry level is 10
• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Basement: Other; Unit has a view
• Laundry & utility: Washer hookup; In-unit laundry; Washer/dryer allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $514k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $547k (21.7% below list).
• Recommended offer: $514k (26.5% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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 (+3.6%/yr); 31 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); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $5,473/mo this rent would consume 64% of the median local household income ($103k/yr) (locally 1319% 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 $31k of equity ($5k loan paydown + $26k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 416 days — a 12% lower offer ($615k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $81k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $513,746 (26.5% 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 416 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.78% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.43%
• DSCR: 0.71
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.72% appreciation · 3.58% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.25×
• Total profit: $48,176
• Equity at exit: $343,167

10-year hold

• IRR: 7.3%
• Equity multiple: 2.22×
• Total profit: $237,923
• Equity at exit: $552,496

Cash invested: $195,720 (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 10044

• Home prices YoY: 1.9%
• Rents YoY: 3.6%
• Active inventory: 31
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $5,473 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$134 /mo · $1,614/yr
• Insurance: −$291
• HOA: −$1,281
• Vacancy / Maint / Mgmt: −$1,149
• Net cashflow: $-1,049

Break-even live

Break-even rent $6,800

Max offer price $513,746

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
599 E 56th St Unit 1817 New York, NY	1.0	1.0	625	$4,850	$7.76	24d	1	0.37mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	22d	1	0.39mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$6,610	$7.32	3d	3	0.46mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	3d	2	0.46mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	7d	1	0.51mi
420 E 54th St New York, NY	3.0	1.0–2.5	1104	$7,261	$6.57	1d	14	0.52mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	24d	3	0.56mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	2d	2	0.58mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	1d	2	0.58mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	24d	1	0.60mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	24d	1	0.61mi
940 1st Ave Unit 2040 New York, NY	2.0	1.5	600	$7,500	$12.50	2d	1	0.63mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	2d	1	0.63mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	16d	2	0.63mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	24d	2	0.64mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	22d	1	0.66mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$8,080	$14.05	1d	2	0.67mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	1d	2	0.67mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	24d	1	0.68mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$6,250	$7.90	3d	3	0.71mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	2d	3	0.75mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	24d	1	0.76mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	7d	1	0.76mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	2d	1	0.77mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	7d	1	0.77mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	1d	5	0.79mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	4d	2	0.87mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	20d	1	0.88mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	14d	1	0.89mi
475 48th Ave Long Island City, NY	3.0	1.0–3.0	1293	$5,374	$4.15	1d	1	0.90mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	24d	2	0.90mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,210	$8.68	1d	2	0.91mi
888 Main St New York, NY	1.0–3.0	1.0–2.0	963	$4,431	$4.60	6d	7	0.91mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	5d	1	0.91mi
240e E 75th St Unit 1021876P New York, NY	—	1.0	441	$5,981	$13.56	7d	1	0.91mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	24d	2	0.94mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	20d	1	0.97mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	24d	1	0.98mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	22d	1	0.98mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	3d	9	0.98mi

HOA detail condo

• Monthly dues: $1,281 · $15,372/yr
• Likely covers: gymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-01
   days on market $699,000 Active 416 DOM
2. 2026-05-31
   days on market $699,000 Active 415 DOM
3. 2026-03-10
   price $699,000
4. 2026-02-25
   price $715,000
5. 2025-11-03
   price $725,000
6. 2025-09-30
   status Active
7. 2025-04-23
   price $750,000
8. 2025-02-27
   listed $780,000 Active
9. 2020-09-16
   soldstatus $757,500
10. 2019-10-22
    price $795,000
11. 2019-10-08
    price $815,000
12. 2019-06-11
    price $830,000
13. 2019-01-25
    listed $880,000 Active
14. 2019-01-25
    listed $795,000

ⓘ 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: $1,614 · $134/mo
• Projected year-2 tax: $6,713 · $559/mo
• Expected delta: +$5,100/yr (+$425/mo · 316.1%)

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

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 6 d/yr ≥99°F today · 13 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: $65,676
• − Mortgage interest: −$39,155
• − Property taxes: −$1,614
• − Insurance: −$3,495
• − Repairs & maintenance: −$5,254
• − Management: −$5,254
• − HOA: −$15,372
• − Depreciation: −$20,335
• Taxable loss: −$24,802
• Est. tax savings @ 24.0%: +$5,953
• After-tax cash flow: $-6,632/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): 11,520
• Household income: $103,347
• Rent vs Own: 81.1% rent · 18.9% own
• Severe rent burden: 1319.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 41% Asian 29% Black 14% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 5% Danish 3% Romanian 2%
• Foreign-born: 54% · Canada, China, South Korea
• Languages at home: 43% English-only · Other Indo-European 12% Chinese 10% Russian/Polish/Slavic 9%

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: ▲ 3.72%
• Current HPI: 200.3549
• Rent YoY: ▲ 3.58%
• 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

-20.6% since first listed

12 events — show timeline

• 2026-03-10 Price Changed $699,000 RLS at REBNY
• 2026-02-25 Price Changed $715,000 RLS at REBNY
• 2025-11-03 Price Changed $725,000 RLS at REBNY
• 2025-09-30 Relisted — RLS at REBNY
• 2025-04-23 Price Changed $750,000 RLS at REBNY
• 2025-02-27 Listed $780,000 RLS at REBNY
• 2020-09-16 Sold (Public Records) $757,500 Public Records
• 2019-10-22 Price Changed $795,000 RLS at REBNY
• 2019-10-08 Price Changed $815,000 RLS at REBNY
• 2019-06-11 Price Changed $830,000 RLS at REBNY
• 2019-01-25 Listed $795,000 RLS at REBNY
• 2019-01-25 Listed $880,000 RLS at REBNY

Property tax history

+124.4%/yr

Latest (2013): $1,614 · +2.4% YoY. Source: county tax records.