301 E 63rd St Unit 2K · New York, NY 10065

$325,000

1 bd · 1.0 ba · 500 sqft · Condo · 111 Days on market

Built 1959 $1996/mo HOA · 37% 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 +13.9/30.0
• 1% rule +10.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

JUST LISTED PLEASE NOTE THERE IS A TENANT IN PLACE UNTIL 7-31-26.. .. . Renovated STUDIO with your own PRIVATE OUTDOOR SPACE The apartment features separate kitchen with dishwasher, new floors, generous custom closets, and VERY QUIET!!! 301 East 63rd Street is conveniently located 1 block away from the subway, 3 blocks from the water and about 10 minutes from Central Park (the zoo is at 64th). Enjoy easy proximity to Bloomingdale's, Trader Joe's, Whole Food and day to day shops + favorite restaurants like JoJo by Jean-Georges, Scalinatella, Le Bilboquet and many casual hot spots and outdoor dining. Building amenities include: Full Time Doorman, Laundry Room, Bike Storage ($50 annually), R

Key facts

• Separate kitchen
• Landscaped roof deck
• Laundry room

Tags

• PRIVATE OUTDOOR SPACE
• SEPARATE KITCHEN
• GENEROUS CUSTOM CLOSETS
• LANDSCAPED ROOF DECK
• FULL TIME DOORMAN
• LAUNDRY ROOM

Property features AI

Finance

• Other: Building allows pets (dogs up to 40 lbs; specific sublettor rules apply)
• HOA & community: Monthly association fee: $1,996

Exterior

• Parking: Has garage
• Home design: Condominium in a 16-story building; Entry level: 2; Zoned C2-8
• Exterior features: Building roof deck; Private outdoor space (over 60 sqft)

Interior

• Bedrooms: Total rooms: 3
• Bathrooms: One full bathroom
• Heating & cooling: Cooling present
• Interior features: Building has bike storage; Basement: Other
• Laundry & utility: Building laundry/other laundry facilities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $33 ($396/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $296k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 (+11.6%/yr); 342 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 42% of the median local income ($155k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (5.8% 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 (5.8% appreciation + 8.0% rent growth), your $91k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 37% of rent; built in 1959 — 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 $295,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1959 — 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: 1.67% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.79% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.34×
• Total profit: $121,837
• Equity at exit: $200,049

10-year hold

• IRR: 22.4%
• Equity multiple: 5.74×
• Total profit: $431,386
• Equity at exit: $359,158

Cash invested: $91,000 (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 10065

• Home prices YoY: 3.1%
• Rents YoY: 11.6%
• Active inventory: 342
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $5,411 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$1,996
• Vacancy / Maint / Mgmt: −$1,136
• Net cashflow: $33

Break-even live

Break-even rent $5,370

Max offer price $325,000

Occupancy floor 94%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	2d	1	0.09mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	24d	2	0.10mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	1d	2	0.13mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	22d	1	0.15mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	3d	2	0.18mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	16d	2	0.21mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	7d	1	0.23mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	2d	1	0.23mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	7d	1	0.23mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	7d	1	0.24mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	1d	2	0.28mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	2d	2	0.33mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	24d	3	0.33mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$6,610	$7.32	3d	3	0.34mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	1d	5	0.39mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	24d	1	0.40mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	5d	2	0.42mi
599 E 56th St Unit 1817 New York, NY	1.0	1.0	625	$4,850	$7.76	24d	1	0.45mi
420 E 54th St New York, NY	3.0	1.0–2.5	1104	$7,261	$6.57	1d	14	0.51mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	24d	1	0.54mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,210	$8.68	1d	2	0.54mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	24d	1	0.54mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	24d	1	0.55mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	22d	1	0.55mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$8,080	$14.05	1d	2	0.58mi
940 1st Ave Unit 2040 New York, NY	2.0	1.5	600	$7,500	$12.50	2d	1	0.59mi
240e E 75th St Unit 1021876P New York, NY	—	1.0	441	$5,981	$13.56	7d	1	0.59mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	5d	1	0.59mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	2d	3	0.61mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$6,250	$7.90	3d	3	0.62mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	20d	1	0.66mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,550	$6.84	1d	2	0.72mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	15d	1	0.73mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	24d	2	0.73mi
315 E 78th St Unit 1021994P New York, NY	1.0	1.0	441	$5,037	$11.42	20d	1	0.76mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	22d	1	0.76mi
315 E 78th St Unit 1021847P New York, NY	1.0	1.0	516	$4,880	$9.46	20d	1	0.76mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	24d	1	0.76mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	22d	1	0.76mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	3d	9	0.78mi

HOA detail condo

• Monthly dues: $1,996 · $23,952/yr
• Likely covers: waterdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $325,000 Active 111 DOM
2. 2026-06-17
   days on market $325,000 Active 110 DOM
3. 2026-06-15
   days on market $325,000 Active 108 DOM
4. 2026-06-13
   days on market $325,000 Active 106 DOM
5. 2026-06-10
   days on market $325,000 Active 102 DOM
6. 2026-06-08
   days on market $325,000 Active 101 DOM
7. 2026-06-08
   days on market $325,000 Active 100 DOM
8. 2026-06-04
   days on market $325,000 Active 97 DOM
9. 2026-06-03
   days on market $325,000 Active 96 DOM
10. 2026-06-01
    days on market $325,000 Active 94 DOM
11. 2026-05-31
    days on market $325,000 Active 93 DOM
12. 2026-02-27
    listed $325,000 Active
13. 2025-08-04
    historical $3,500
14. 2025-05-28
    listed $3,500
15. 2022-08-02
    price $280,000
16. 2022-03-21
    listed $299,000 Active
17. 2021-08-30
    price $299,000
18. 2021-04-27
    listed $319,000 Active
19. 2020-11-14
    price $283,000
20. 2020-10-08
    price $295,000
21. 2020-07-11
    listed $283,000
22. 2020-07-11
    listed $335,000 Active
23. 2014-02-01
    listed $210,000
24. 2009-01-05
    listed $189,000

ⓘ 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: $64,936
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$5,195
• − Management: −$5,195
• − HOA: −$23,952
• − Depreciation: −$9,455
• Taxable loss: −$3,565
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $1,251/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): 30,808
• Household income: $155,331
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 2355.0

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 (71%)
• Race & ethnicity: White 71% Asian 13% Hispanic / Latino 10% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 2% Dominican 1% Salvadoran 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Lithuanian 3%
• Foreign-born: 28% · Canada, China, Dominican Republic
• Languages at home: 70% English-only · Spanish 8% Other Indo-European 6% Other Asian/Pacific 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: ▲ 5.79%
• Current HPI: 194.3314
• Rent YoY: ▲ 11.63%
• 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

+72.0% since first listed

13 events — show timeline

• 2026-02-27 Listed $325,000 RLS at REBNY
• 2025-08-04 Rental Removed $3,500 REBNY
• 2025-05-28 Listed for Rent $3,500 REBNY
• 2022-08-02 Price Changed $280,000 RLS at REBNY
• 2022-03-21 Listed $299,000 RLS at REBNY
• 2021-08-30 Price Changed $299,000 RLS at REBNY
• 2021-04-27 Listed $319,000 RLS at REBNY
• 2020-11-14 Price Changed $283,000 RLS at REBNY
• 2020-10-08 Price Changed $295,000 RLS at REBNY
• 2020-07-11 Listed $335,000 RLS at REBNY
• 2020-07-11 Listed $283,000 RLS at REBNY
• 2014-02-01 Listed $210,000 RLS at REBNY
• 2009-01-05 Listed $189,000 RLS at REBNY