2 E 55th St Unit 936W39 · New York, NY 10022

$199,000

2 bd · 3.0 ba · 1,260 sqft · SingleFamily · 197 Days on market

Built 1903 Est $174k · 14% over $2820/mo HOA · 48% of rent

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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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0

Listing remarks

Newly Renovated! -- see video for the new look - (photos will be updated soon). Enjoy all the benefits of an elegant PIED-A-TERRE offering five-star hotel amenities for 28 days each year without the expense of full-time ownership with this fractional timeshare opportunity. This fully furnished FRACTIONAL TIMESHARE OWNERSHIP Residence is deeded real estate, with ownership that entitles you to 28 indulgent days in a luxurious 2-bedroom/3-bath residence at The St. Regis each year, or up to 49 days depending on usage patterns of your residence. Alternatively, you may allocate some of your time through the Interchange Program at another participating Residence Club property, such as the St. Re

Key facts

• Split bedroom layout
• Butler pantry
• $2,820 HOA

Tags

• BUTLER PANTRY
• SPLIT BEDROOM LAYOUT
• 24 HOUR BUTLER SERVICE
• IMMEDIATE ACCESS TO SHOPPING

Property features AI

Finance

• Other: Building contains 48 total units
• Financial info: Pets not allowed in building
• HOA & community: Monthly association fee of $2,820

Exterior

• Security: Security system; Elevator access
• Home design: Located in The St. Regis Hotel; 20-story building; Entry level at floor 9
• Exterior features: East and south exposures; Has view

Interior

• Bedrooms: Entry level: 9
• Flooring: Carpet; Marble
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Wet bar / Bar; Chandelier; Crown molding; Entrance foyer; High ceilings; Soaking tub
• Laundry & utility: Building has multiple laundry locations; Common on-floor laundry; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 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).
• 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 $11k of equity ($1k loan paydown + $10k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent; built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1903 — 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. 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.98% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $173,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 E 49th St Unit 20O	0.55mi	3/2.0 (+1)	1,163 (-8%)	24mo	$160,000	$138	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.97% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 2.97×
• Total profit: $109,768
• Equity at exit: $112,373

10-year hold

• IRR: 33.2%
• Equity multiple: 7.89×
• Total profit: $383,796
• Equity at exit: $193,613

Cash invested: $55,720 (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 10022

• Home prices YoY: 2.4%
• Rents YoY: 8.7%
• Active inventory: 715
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $5,929 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$2,820
• Vacancy / Maint / Mgmt: −$1,245
• Net cashflow: $489

Break-even live

Break-even rent $5,310

Max offer price $199,000

Occupancy floor 87%

Sensitivity live

Price	-10% $626	-5% $557	+0% $489	+5% $420	+10% $351
Rent	-10% $20	-5% $254	+0% $489	+5% $723	+10% $957
Rate	-1.0pp $589	-0.5pp $539	base $489	+0.5pp $437	+1.0pp $385

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: $49,750
• Closing costs: $5,970
• 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	$8,550	$6.84	2d	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	15d	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	$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
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$29,625	$19.11	8d	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	8d	2	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	1d	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	6d	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
322 W 57th St Unit 51M1 New York, NY	2.0	2.5	1355	$15,000	$11.07	10d	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 New York, NY	2.0–3.0	3.0	1647	$17,000	$10.32	8d	2	0.83mi
2 Columbus Ave Unit 35C New York, NY	2.0	2.5	1447	$9,500	$6.57	25d	1	0.86mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$6,420	$8.56	25d	4	0.88mi

HOA detail

• Monthly dues: $2,820 · $33,840/yr

Listing history 11 events

1. 2026-06-18
   days on market $199,000 Active 197 DOM
2. 2026-06-17
   days on market $199,000 Active 196 DOM
3. 2026-06-15
   days on market $199,000 Active 194 DOM
4. 2026-06-13
   days on market $199,000 Active 192 DOM
5. 2026-06-10
   days on market $199,000 Active 188 DOM
6. 2026-06-08
   days on market $199,000 Active 187 DOM
7. 2026-06-04
   days on market $199,000 Active 183 DOM
8. 2026-06-03
   days on market $199,000 Active 182 DOM
9. 2026-06-01
   days on market $199,000 Active 180 DOM
10. 2026-05-31
    days on market $199,000 Active 179 DOM
11. 2025-12-03
    listed $199,000 Active

ⓘ 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: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$5,692
• − Management: −$5,692
• − HOA: −$33,840
• − Depreciation: −$5,789
• Taxable income: $5,007
• Est. tax owed @ 24.0%: −$1,202
• After-tax cash flow: $4,661/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): 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

1 event — show timeline

• 2025-12-03 Listed $199,000 RLS at REBNY