176 W 81 St Unit 3E · New York, NY 10024

$699,000

4 bd · 1.0 ba · 1,208 sqft · Condo · 175 Days on market

Built 1900

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Why this score? — see what drove the A- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

CASH ONLY - BACK ON MARKET - Located at 176 W 81st Street, this 4bd/1bth apartment sits on the 3rd floor of a well-maintained walk-up HDFC Coop building. The unit was recently refreshed with new paint and basic updates, offering a comfortable and functional layout. Maintenance is just $525/month and includes heat, hot water and gas. .. an excellent value for the area. As an HDFC Coop, income restrictions apply based on 120% of the Area Median Income (AMI). Maximum allowable household income limits are: 1 person: $136,080, 2 people: $155,520, 3 people: $174,960, 4 people: $194,400, 5 people: $210,000, 6 people: $225,600. The unit must be used as a primary residence, subletting is not permitt

Key facts

• New paint
• Basic updates
• Built 1900

Tags

• UPPER WEST SIDE LOCATION
• WELL MAINTAINED WALK UP
• COMFORTABLE FUNCTIONAL LAYOUT
• NEW PAINT
• BASIC UPDATES

Property features AI

Finance

• HOA & community: Pets allowed: contact management

Exterior

• Parking: No carport; No designated parking
• Utilities: Electric service by Con Edison; Public sewer; Additional utilities: see remarks
• Home design: Stock cooperative; 5-story building; Located between 3rd and 5th floors; Directions: between Amsterdam Ave & Columbus Ave
• Construction: Brick construction; Other foundation
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heat; Steam heat; Wall/window air conditioning units
• Interior features: High ceilings; Walk-up building

🏢 Co-op / cooperative unit. The $699,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $699k).
• Recommended offer: $615k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 fast (+8.2%/yr); 327 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $9,986/mo this rent would consume 66% of the median local household income ($182k/yr) (locally 3388% 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 $42k of equity ($5k loan paydown + $37k appreciation (5.3% 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 (5.3% appreciation + 8.0% rent growth), your $196k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($615k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: built in 1900 — 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 $615,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
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 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: 1.43% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.75%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.32% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.15×
• Total profit: $421,509
• Equity at exit: $409,620

10-year hold

• IRR: 33.6%
• Equity multiple: 7.27×
• Total profit: $1,227,141
• Equity at exit: $718,376

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 10024

• Home prices YoY: 2.2%
• Rents YoY: 8.2%
• Active inventory: 327
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $9,986 high
• Mortgage (P&I): −$3,666
• Tax est. 1.5%: −$874 /mo · $10,485/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,097
• Net cashflow: $3,058

Break-even live

Break-even rent $6,115

Max offer price $699,000

Occupancy floor 64%

Sensitivity live

Price	-10% $3,541	-5% $3,300	+0% $3,058	+5% $2,817	+10% $2,575
Rent	-10% $2,269	-5% $2,664	+0% $3,058	+5% $3,453	+10% $3,847
Rate	-1.0pp $3,410	-0.5pp $3,236	base $3,058	+0.5pp $2,877	+1.0pp $2,693

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1112	$14,995	$13.48	23d	4	0.53mi
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1300	$13,750	$10.58	22d	3	0.53mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$19,500	$17.80	18d	1	0.73mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$8,980	$9.98	25d	2	0.90mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$11,330	$17.26	0d	3	0.93mi
7 E 75th St New York, NY	1.0–3.0	1.0–2.0	790	$11,100	$14.05	25d	2	0.93mi
400 W 61st St New York, NY	4.0	1.0–4.0	1567	$43,500	$27.76	0d	51	1.04mi
21 W End Ave New York, NY	2.0–3.0	2.0	750	$11,500	$15.33	25d	2	1.05mi
5 W 103rd St Apt 4W New York, NY	4.0	2.0	1200	$7,495	$6.25	20d	1	1.17mi
53-55 E 95th St Unit 4A New York, NY	3.0	2.0	803	$7,495	$9.33	9d	1	1.22mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$50,000	$32.26	9d	10	1.23mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$50,000	$32.26	8d	9	1.23mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1578	$50,000	$31.68	3d	9	1.23mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$8,540	$10.04	0d	2	1.23mi
7912 River Rd North Bergen, NJ	1.0–3.0	1.0–2.0	1136	$5,595	$4.93	0d	13	1.30mi
4 Ave at Port Imperial West New York, NJ	1.0–3.0	1.0–2.0	1110	$5,551	$5.00	0d	16	1.33mi
7601 River Rd North Bergen, NJ	3.0	1.0–3.0	1150	$6,580	$5.72	0d	16	1.34mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$8,170	$8.94	9d	3	1.36mi
1435 2nd Ave Unit 1021957P New York, NY	3.0	2.0	1194	$7,740	$6.48	14d	1	1.38mi
4 W 108th St Unit 28 New York, NY	4.0	1.0	750	$5,550	$7.40	21d	1	1.40mi
11 Ave At Port Imperial West New York, NJ	3.0	1.0–2.0	1047	$6,634	$6.33	0d	11	1.41mi
64 70th St #2 Guttenberg, NJ	3.0	2.0	1450	$2,900	$2.00	0d	1	1.43mi
305 E 86th St New York, NY	1.0–3.0	1.0–2.0	820	$14,500	$17.67	25d	10	1.43mi
8200 Boulevard East North Bergen, NJ	3.0	1.0–3.5	1486	$5,000	$3.36	4d	4	1.47mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,630	$6.90	0d	2	1.50mi

HOA detail condo

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

Listing history 10 events

1. 2026-06-04
   status $699,000 Pending 175 DOM
2. 2026-06-03
   days on market $699,000 Active 175 DOM
3. 2026-06-01
   days on market $699,000 Active 173 DOM
4. 2026-05-31
   days on market $699,000 Active 172 DOM
5. 2026-02-24
   status Active
6. 2025-12-16
   status Pending
7. 2025-10-30
   status Active
8. 2025-10-03
   status Active
9. 2025-07-16
   status Pending
10. 2025-06-13
    listed $699,000 Active

ⓘ 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: $119,831
• − Mortgage interest: −$39,155
• − Property taxes: −$10,485
• − Insurance: −$3,495
• − Repairs & maintenance: −$9,586
• − Management: −$9,586
• − Depreciation: −$20,335
• Taxable income: $27,188
• Est. tax owed @ 24.0%: −$6,525
• After-tax cash flow: $30,173/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): 63,115
• Household income: $181,560
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3388.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 6% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Scotch-Irish 8% Romanian 5% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 8% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 5.32%
• Current HPI: 251.6447
• Rent YoY: ▲ 8.15%
• 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

6 events — show timeline

• 2026-02-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-13 Listed $699,000 OneKey® MLS as Distributed by MLS Grid