788 9th Ave Unit 4C · New York, NY 10019

$479,000

1 bd · 1.0 ba · 525 sqft · Condo · 115 Days on market

Built 1920 $1394/mo HOA · 23% of rent

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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 +15.5/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully maintained turnkey home features a perfect layout with one generously sized bedroom. Right in the heart of Hell's Kitchen, this apartment is the perfect refuge in a vibrant and exciting neighborhood. Enjoy peaceful living in this exceptionally quiet home. Light colored updated wood flooring only adds to the appeal and openness of the living space. The renovated windowed kitchen has good storage with stainless steel appliances, along with the convenience of a dishwasher. The roomy bedroom has a large closet with overhead storage as well. The large bathroom has been renovated and is in excellent condition . This residence boasts through the wall A/C, with a laundry room in th

Key facts

• Laundry room
• Renovated kitchen
• Video intercom

Tags

• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• LAUNDRY ROOM
• VIDEO INTERCOM
• CLOSE PROXIMITY TO RESTAURANTS

Property features AI

Finance

• Other: Pets allowed in building
• HOA & community: Monthly association fee of $1,394

Exterior

• Home design: Entry on 4th level; Exposures to the East and South; Zoned R8
• Exterior features: No notable exterior features listed

Interior

• Bedrooms: Total rooms: 2
• Bathrooms: 1 full bathroom
• Interior features: Basement: Other
• Laundry & utility: No in-building laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $479k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $479k).
• Recommended offer: $436k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 (+4.2%/yr); 538 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 $6,194/mo this rent would consume 58% of the median local household income ($129k/yr) (locally 3795% 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 $21k of equity ($3k loan paydown + $17k appreciation (3.6% 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 (3.6% appreciation + 4.2% rent growth), your $134k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 5 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: HOA is 23% of rent; built in 1920 — 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 $435,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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. 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: 1.29% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.61% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.70×
• Total profit: $94,145
• Equity at exit: $231,955

10-year hold

• IRR: 14.4%
• Equity multiple: 3.33×
• Total profit: $312,861
• Equity at exit: $370,930

Cash invested: $134,120 (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 10019

• Home prices YoY: 1.5%
• Rents YoY: 4.2%
• Active inventory: 538
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $6,194 high
• Mortgage (P&I): −$2,512
• Tax est. 1.5%: −$599 /mo · $7,185/yr
• Insurance: −$200
• HOA: −$1,394
• Vacancy / Maint / Mgmt: −$1,301
• Net cashflow: $189

Break-even live

Break-even rent $5,955

Max offer price $479,000

Occupancy floor 92%

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
754 9th Ave Unit 1017471P New York, NY	1.0	1.0	538	$7,284	$13.54	7d	1	0.08mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$6,470	$9.67	7d	3	0.15mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$8,040	$9.34	7d	2	0.23mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$5,866	$7.48	7d	1	0.24mi
500 W 56th St #116 New York, NY	2.0	1.0–2.0	680	$6,190	$9.10	7d	3	0.24mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$6,270	$6.86	7d	3	0.27mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	687	$6,270	$9.12	7d	3	0.31mi
622 11th Ave Unit 1402 New York, NY	2.0	1.0	715	$7,600	$10.63	7d	1	0.46mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$9,250	$5.97	7d	9	0.51mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$7,500	$4.84	7d	10	0.51mi
520 W 43rd St #742 New York, NY	1.0–2.0	1.0–2.0	769	$5,860	$7.62	7d	2	0.53mi
450 W 42nd St #1693 New York, NY	2.0	1.0–2.0	690	$9,110	$13.20	1d	3	0.55mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	22d	1	0.55mi
21 W End Ave New York, NY	2.0–3.0	2.0	750	$8,995	$11.99	24d	2	0.56mi
560 W 43rd St New York, NY	3.0	1.0–2.0	769	$5,265	$6.84	7d	5	0.58mi
561 10th Ave #2085 New York, NY	2.0	1.0–2.0	795	$6,345	$7.98	7d	2	0.58mi
400 W 61st St New York, NY	4.0	1.0–4.0	1567	$15,016	$9.58	1d	48	0.61mi
605 W 42nd St Unit 1016142P New York, NY	2.0	1.0–2.0	720	$14,542	$20.18	10d	2	0.61mi
555 10th Ave Unit 1018807P New York, NY	1.0	1.0	688	$9,726	$14.14	22d	1	0.62mi
635 W 42nd St #1990 New York, NY	1.0–2.0	1.0–2.0	750	$5,680	$7.57	7d	2	0.65mi
400 W 63rd St New York, NY	2.0	1.0–2.0	874	$7,477	$8.55	1d	11	0.65mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	7d	2	0.67mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,550	$6.84	1d	2	0.67mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	7d	1	0.68mi
101 W End Ave #950 New York, NY	1.0–2.0	1.0–2.0	814	$6,770	$8.32	1d	2	0.69mi
155 W 68th St Unit 18-10 New York, NY	—	1.0	545	$4,550	$8.35	24d	1	0.80mi
160 Riverside Blvd #832 New York, NY	1.0	1.0	634	$4,990	$7.87	20d	1	0.87mi
360 W 34th St New York, NY	2.0	1.0–1.5	632	$6,100	$9.65	7d	3	0.93mi
180 Riverside Blvd #846 New York, NY	1.0–2.0	1.0–2.0	827	$4,230	$5.11	24d	2	0.93mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,210	$8.68	1d	2	0.96mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	24d	1	0.97mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	5d	2	0.98mi
244 W 72nd St #2066 New York, NY	1.0	1.0	500	$5,440	$10.88	24d	2	1.00mi
234 W 73rd St Unit 1031180P New York, NY	1.0	1.0	441	$4,950	$11.22	7d	1	1.05mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$6,430	$9.73	24d	4	1.05mi
435 W 31st St New York, NY	1.0	1.0	633	$13,963	$22.04	6d	27	1.05mi
135 E 47th St New York, NY	1.0	1.0	572	$6,600	$11.53	6d	1	1.06mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	1d	5	1.06mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	22d	1	1.08mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	3d	9	1.10mi

HOA detail condo

• Monthly dues: $1,394 · $16,728/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $479,000 Active 115 DOM
2. 2026-06-17
   days on market $479,000 Active 114 DOM
3. 2026-06-15
   days on market $479,000 Active 112 DOM
4. 2026-06-13
   days on market $479,000 Active 110 DOM
5. 2026-06-10
   days on market $479,000 Active 106 DOM
6. 2026-06-08
   days on market $479,000 Active 105 DOM
7. 2026-06-08
   days on market $479,000 Active 104 DOM
8. 2026-06-04
   days on market $479,000 Active 101 DOM
9. 2026-06-03
   days on market $479,000 Active 100 DOM
10. 2026-06-01
    days on market $479,000 Active 98 DOM
11. 2026-05-31
    days on market $479,000 Active 97 DOM
12. 2026-04-13
    price $479,000
13. 2026-02-23
    listed $499,000 Active
14. 2021-06-16
    price $477,500
15. 2021-03-30
    price $495,000
16. 2021-03-11
    status Active
17. 2020-11-09
    price $495,000
18. 2020-09-21
    listed $495,000
19. 2020-09-21
    listed $525,000 Active
20. 2014-12-09
    price $425,000
21. 2014-10-22
    listed $415,000

ⓘ 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: $74,325
• − Mortgage interest: −$26,831
• − Property taxes: −$7,185
• − Insurance: −$2,395
• − Repairs & maintenance: −$5,946
• − Management: −$5,946
• − HOA: −$16,728
• − Depreciation: −$13,935
• Taxable loss: −$4,641
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $3,379/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): 44,942
• Household income: $128,559
• Rent vs Own: 79.2% rent · 20.8% own
• Severe rent burden: 3795.0

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 0.63)
• Race & ethnicity: White 55% Asian 18% Hispanic / Latino 17% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 4%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 4%
• Foreign-born: 34% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 12% Other Indo-European 6% Chinese 5%

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: ▲ 3.61%
• Current HPI: 245.1226
• Rent YoY: ▲ 4.25%
• 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

+15.4% since first listed

10 events — show timeline

• 2026-04-13 Price Changed $479,000 RLS at REBNY
• 2026-02-23 Listed $499,000 RLS at REBNY
• 2021-06-16 Price Changed $477,500 RLS at REBNY
• 2021-03-30 Price Changed $495,000 RLS at REBNY
• 2021-03-11 Relisted — RLS at REBNY
• 2020-11-09 Price Changed $495,000 RLS at REBNY
• 2020-09-21 Listed $525,000 RLS at REBNY
• 2020-09-21 Listed $495,000 RLS at REBNY
• 2014-12-09 Price Changed $425,000 RLS at REBNY
• 2014-10-22 Listed $415,000 RLS at REBNY