75 1st Ave Unit 4b · New York, NY 10003

$1,270,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 332 Days on market

Built 2018 $1050/mo HOA · 14% of rent

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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 +9.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Cash flow +4.4/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks

Modern 1?Bedroom Condo in Iconic East Village Boutique Building Welcome to 75 First Avenue #4B, a beautifully designed 1-bedroom, 1-bathroom residence offering approximately 640 square feet of refined living space. This north-facing home is filled with natural light through dramatic floor-to-ceiling windows that frame a serene, tree-lined city view. Interior Features: Open-concept living and dining area with wide-plank cashmere oak flooring Sleek, modern kitchen with matte lacquer cabinetry, Carrara marble countertops and backsplash, eat-in peninsula, premium Miele appliances, and a Fantini faucet Tranquil bedroom with custom reach-in closet and en-suite access to the bathroom Spa-insp

Key facts

• Floating vanity
• Modern kitchen
• $1,050 HOA

Tags

• FLOOR TO CEILING WINDOWS
• MODERN KITCHEN
• FLOATING VANITY
• LANDSCAPED ROOFTOP TERRACE
• PET FRIENDLY ENVIRONMENT

Property features AI

Finance

• Other: Building contains 22 total units
• Financial info: Pets allowed in building
• HOA & community: Monthly association fee of $1,050 covering gas and water

Exterior

• Home design: Condominium in an 8-story building; Entry on 4th level
• Construction: Building has elevator(s)
• Exterior features: East and north exposures; Has a view

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating
• Interior features: Unfurnished; Elevator access; High ceilings; Storage
• Laundry & utility: In-unit laundry; Washer; Dryer; Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $1.27M.

Deal economics

• At list price, monthly cash flow is $-3k ($-40k/yr) — negative.
• To cash-flow at today's rent, offer at most $681k (46.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $758k (40.3% below list).
• Recommended offer: $681k (46.4% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 2.6% in New York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+9.2%/yr); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $7,580/mo this rent would consume 59% of the median local household income ($154k/yr) (locally 3480% 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 $127k of equity ($9k loan paydown + $118k appreciation (9.3% 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 ~$204k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Recommended offer $680,648 (46.4% 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 332 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.60% ✗
• Cap rate: 3.14%
• Cash-on-cash: -11.26%
• DSCR: 0.50
• GRM: 14.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.32% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.30×
• Total profit: $460,884
• Equity at exit: $1,081,547

10-year hold

• IRR: 16.5%
• Equity multiple: 5.53×
• Total profit: $1,611,108
• Equity at exit: $2,268,874

Cash invested: $355,600 (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 10003

• Home prices YoY: 3.4%
• Rents YoY: 9.2%
• Active inventory: 365
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $7,580 high
• Mortgage (P&I): −$6,660
• Tax from tax record: −$1,085 /mo · $13,019/yr
• Insurance: −$529
• HOA: −$1,050
• Vacancy / Maint / Mgmt: −$1,592
• Net cashflow: $-3,336

Break-even live

Break-even rent $11,803

Max offer price $680,648

Occupancy floor —

Sensitivity live

Price	-10% $-2,617	-5% $-2,977	+0% $-3,336	+5% $-3,696	+10% $-4,055
Rent	-10% $-3,935	-5% $-3,636	+0% $-3,336	+5% $-3,037	+10% $-2,737
Rate	-1.0pp $-2,697	-0.5pp $-3,013	base $-3,336	+0.5pp $-3,665	+1.0pp $-4,000

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: $317,500
• Closing costs: $38,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	23d	1	0.11mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,052	$7.60	0d	1	0.27mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	6d	3	0.30mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	5d	2	0.30mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	9d	2	0.33mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	1d	2	0.34mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	26d	1	0.36mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	3d	2	0.54mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	9d	1	0.54mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	12d	3	0.58mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$7,970	$9.38	3d	2	0.62mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	23d	1	0.62mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	23d	1	0.76mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	3d	1	0.78mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	26d	1	0.81mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	23d	1	0.82mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	6d	2	0.86mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	5d	2	0.88mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	26d	1	0.93mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	5d	2	0.99mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	3d	2	1.00mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	1d	2	1.02mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	12d	3	1.02mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	8d	1	1.05mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,640	$9.82	1d	3	1.09mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,245	$7.06	0d	35	1.10mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	9d	7	1.10mi
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	9d	13	1.12mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	26d	1	1.14mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	9d	2	1.17mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	6d	14	1.17mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	9d	2	1.18mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	9d	2	1.20mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	1d	3	1.21mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$8,935	$10.88	1d	3	1.22mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	9d	1	1.23mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	19	1.30mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	9d	2	1.32mi
187 Kent Ave #1730 Brooklyn, NY	1.0	1.0	500	$5,750	$11.50	8d	1	1.32mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	26d	1	1.33mi

HOA detail condo

• Monthly dues: $1,050 · $12,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-15
   days on market $1,270,000 Active 332 DOM
2. 2026-06-13
   days on market $1,270,000 Active 330 DOM
3. 2026-06-10
   days on market $1,270,000 Active 326 DOM
4. 2026-06-08
   days on market $1,270,000 Active 325 DOM
5. 2026-06-03
   days on market $1,270,000 Active 320 DOM
6. 2026-06-01
   days on market $1,270,000 Active 318 DOM
7. 2026-05-31
   days on market $1,270,000 Active 317 DOM
8. 2026-05-14
   price $1,270,000
9. 2025-08-18
   price $1,275,000
10. 2025-07-18
    listed $1,299,999 Active
11. 2023-04-17
    listed $1,215,000
12. 2022-11-19
    price $573,000
13. 2017-09-13
    price $1,128,750
14. 2017-09-12
    listed $1,128,750

ⓘ 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: $13,019 · $1,085/mo
• Projected year-2 tax: $17,241 · $1,437/mo
• Expected delta: +$4,222/yr (+$352/mo · 32.4%)

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

Taxation est. · year 1

• Rental income: $90,956
• − Mortgage interest: −$71,140
• − Property taxes: −$13,019
• − Insurance: −$6,350
• − Repairs & maintenance: −$7,276
• − Management: −$7,276
• − HOA: −$12,600
• − Depreciation: −$36,945
• Taxable loss: −$63,651
• Est. tax savings @ 24.0%: +$15,276
• After-tax cash flow: $-24,758/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): 53,560
• Household income: $154,262
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3480.0

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 18% Hispanic / Latino 10% Two or more races 8% Black 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Scotch-Irish 5% Romanian 5% Lithuanian 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 5% Chinese 4% French/Haitian/Cajun 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: ▲ 9.32%
• Current HPI: 284.9232
• Rent YoY: ▲ 9.24%
• 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

+12.5% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $1,270,000 RLS at REBNY
• 2025-08-18 Price Changed $1,275,000 RLS at REBNY
• 2025-07-18 Listed $1,299,999 RLS at REBNY
• 2023-04-17 Listed $1,215,000 RLS at REBNY
• 2022-11-19 Price Changed $573,000 RLS at REBNY
• 2017-09-13 Price Changed $1,128,750 RLS at REBNY
• 2017-09-12 Listed $1,128,750 RLS at REBNY

Property tax history

-0.2%/yr

Latest (2025): $13,019 · -0.2% YoY. Source: county tax records.