311 71st St E Unit 10A · New York, NY 10021

$525,000

1 bd · 1.0 ba · 700 sqft · Condo · 90 Days on market

Built 1963 $2035/mo HOA · 38% of rent ↓ 25% 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).

• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Cash flow +4.2/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

"UPTOWN GIRL" SAID SELL, SELL, SELL. PERFECT LOCATION WITH SUBWAY RIGHT ON THE CORNER. MANY SHOPS, COFFEE SHOPS , RESTAURANTS ALL SO CLOSE . NEAR COLUMBIA PRESBYTERIAN HOSPITAL NO CAR NO PROBLEM BUT GARAGE PARKING AVAILABLE WITH WAIT LIST. .THIS IS THE BEST PRICE IN THIS UPSCALE BUILDING COMES WITH DOORMAN SECURITY . MONTHLY CHARGE BUNDLES ALL TAXES, UTILITIES AND MAINTENANCE ALL IN ONE. THE KITCHEN HAS BEEN METICULOUSLY RENOVATED WITH PREMIUM APPLIANCES INCLUDING A FISHER & PAYKEL REFRIGERATOR CELEBRATED FOR ITS INNOVATIVE DESIGN -ALONG SIDE A SLEEK MODERN GAS RANGE AND ELEGANT MARBLE COUNTER TOPS CREATING A SOPHISTICATED SPACE IDEAL FOR BOTH EVERY DAY LIVING AND ENTE

Key facts

• Premium appliances
• Doorman security
• $2,035 HOA

Tags

• SUBWAY RIGHT ON THE CORNER
• GARAGE PARKING AVAILABLE
• DOORMAN SECURITY
• PREMIUM APPLIANCES
• SLEEK MODERN GAS RANGE
• ELEGANT MARBLE COUNTER TOPS

Property features AI

Finance

• HOA & community: Doorman; Elevators; Live-in superintendent; Parking available; Monthly association fee; Association fee includes common area maintenance, exterior maintenance, gas, heat, hot water, sewer, snow removal, trash, water, and other services

Exterior

• Parking: Garage (1 parking space); Has garage
• Security: Building security; Fire alarm; Smoke detectors; Live-in superintendent
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone available; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; One level unit; Entry on level 1; Located on 6th floor or higher within a 12-story building
• Construction: Brick and other construction materials; Other foundation
• Exterior features: Bicycle room; No waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Total rooms: 3 (includes bedrooms and living areas)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat; Wall/window air conditioning units
• Interior features: Elevator; Entrance foyer; Storage; Walk-in closets; Common basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $525k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (39.5% below list).
• Meets the 1% rule at list price ($5k rent vs $525k).
• Recommended offer: $318k (39.5% below list) — sets the bar for cash-flow.

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 (+9.1%/yr); 423 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 41% of the median local income ($159k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($4k loan paydown + $30k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($494k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 38% 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 $317,806 (39.5% 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 90 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.02% ✓
• Cap rate: 3.02%
• Cash-on-cash: -11.69%
• DSCR: 0.48
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.71% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.55×
• Total profit: $81,111
• Equity at exit: $320,559

10-year hold

• IRR: 12.3%
• Equity multiple: 3.62×
• Total profit: $385,366
• Equity at exit: $573,309

Cash invested: $147,000 (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 10021

• Home prices YoY: 3.7%
• Rents YoY: 9.1%
• Active inventory: 423
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $5,356 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$2,035
• Vacancy / Maint / Mgmt: −$1,125
• Net cashflow: $-1,432

Break-even live

Break-even rent $7,169

Max offer price $317,806

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	1d	2	0.12mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	2d	2	0.14mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	24d	1	0.16mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	24d	3	0.16mi
240e E 75th St Unit 1021876P New York, NY	—	1.0	441	$5,981	$13.56	7d	1	0.20mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	5d	1	0.20mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	20d	1	0.27mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	24d	1	0.29mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	3d	2	0.30mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	24d	2	0.33mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	2d	1	0.35mi
315 E 78th St Unit 1021994P New York, NY	1.0	1.0	441	$5,037	$11.42	20d	1	0.36mi
315 E 78th St Unit 1021847P New York, NY	1.0	1.0	516	$4,880	$9.46	20d	1	0.36mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	22d	1	0.36mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	22d	1	0.36mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	24d	1	0.36mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	24d	2	0.41mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	24d	1	0.41mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	22d	1	0.47mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	18d	1	0.47mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	2d	1	0.51mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	7d	1	0.51mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	7d	1	0.51mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	1d	2	0.53mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	3d	3	0.56mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	1d	3	0.56mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,740	$8.43	1d	2	0.60mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	16d	2	0.61mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	7d	1	0.64mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	22d	1	0.65mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	24d	2	0.66mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$6,610	$7.32	3d	3	0.73mi
888 Main St New York, NY	1.0–3.0	1.0–2.0	963	$4,431	$4.60	6d	7	0.74mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	3d	2	0.75mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	4d	2	0.76mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	24d	1	0.76mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	1d	5	0.77mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	24d	1	0.78mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	3d	2	0.80mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	24d	1	0.80mi

HOA detail condo

• Monthly dues: $2,035 · $24,420/yr
• Likely covers: gasdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $525,000 Active 90 DOM
2. 2026-06-17
   days on market $525,000 Active 89 DOM
3. 2026-06-15
   days on market $525,000 Active 87 DOM
4. 2026-06-13
   days on market $525,000 Active 85 DOM
5. 2026-06-10
   days on market $525,000 Active 81 DOM
6. 2026-06-08
   days on market $525,000 Active 80 DOM
7. 2026-06-08
   days on market $525,000 Active 79 DOM
8. 2026-06-04
   days on market $525,000 Active 76 DOM
9. 2026-06-03
   days on market $525,000 Active 75 DOM
10. 2026-06-01
    days on market $525,000 Active 73 DOM
11. 2026-05-31
    days on market $525,000 Active 72 DOM
12. 2026-03-20
    listed $525,000 Active
13. 2025-12-07
    historical
14. 2025-06-06
    listed $525,000 Active
15. 2022-10-06
    status Active
16. 2022-09-30
    price $549,000
17. 2021-10-22
    listed $575,000 Active
18. 2021-10-10
    price $575,000
19. 2021-09-08
    price $599,000
20. 2021-07-26
    price $585,000
21. 2021-06-03
    price $599,000
22. 2021-06-01
    price $635,000
23. 2020-08-13
    price $650,000
24. 2020-03-02
    listed $650,000 Active
25. 2020-02-21
    historical Permanently Off Market
26. 2020-01-22
    price $689,000
27. 2019-11-07
    listed $699,000 Active
28. 2019-11-07
    listed $689,000

ⓘ 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: $64,273
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,142
• − Management: −$5,142
• − HOA: −$24,420
• − Depreciation: −$15,273
• Taxable loss: −$25,612
• Est. tax savings @ 24.0%: +$6,147
• After-tax cash flow: $-11,036/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): 39,868
• Household income: $158,677
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 2276.0

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 (80%)
• Race & ethnicity: White 80% Asian 10% Hispanic / Latino 7% Two or more races 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Lithuanian 5%
• Foreign-born: 19% · Canada, China, Dominican Republic
• Languages at home: 74% English-only · Spanish 6% French/Haitian/Cajun 5% Other Indo-European 4%

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: ▲ 5.71%
• Current HPI: 158.8838
• Rent YoY: ▲ 9.10%
• 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

-24.9% since first listed

17 events — show timeline

• 2026-03-20 Listed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-06 Listed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-06 Relisted — RLS at REBNY
• 2022-09-30 Price Changed $549,000 RLS at REBNY
• 2021-10-22 Listed $575,000 RLS at REBNY
• 2021-10-10 Price Changed $575,000 RLS at REBNY
• 2021-09-08 Price Changed $599,000 RLS at REBNY
• 2021-07-26 Price Changed $585,000 RLS at REBNY
• 2021-06-03 Price Changed $599,000 RLS at REBNY
• 2021-06-01 Price Changed $635,000 RLS at REBNY
• 2020-08-13 Price Changed $650,000 RLS at REBNY
• 2020-03-02 Listed $650,000 RLS at REBNY
• 2020-02-21 Delisted — RLS at REBNY
• 2020-01-22 Price Changed $689,000 RLS at REBNY
• 2019-11-07 Listed $689,000 RLS at REBNY
• 2019-11-07 Listed $699,000 RLS at REBNY