130 W 16th St #52 · New York, NY 10011

$664,900

1 bd · 1.0 ba · 700 sqft · Condo · 39 Days on market

Built 1927 $1175/mo HOA · 15% 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 +16.0/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to , a charming residence located in the heart of Chelsea, one of Manhattan’s most vibrant and sought-after neighborhoods. Perfectly positioned between 6th and 7th Avenues, this home offers the ideal blend of city convenience and neighborhood charm. This well-laid-out unit features a comfortable living space filled with natural light, creating a warm and inviting atmosphere. The layout is both functional and efficient, offering flexibility for everyday living, entertaining, or working from home. Whether you’re a first-time buyer or looking for a pied-à-terre, this residence presents an excellent opportunity to own in a prime downtown location. The building is idea

Key facts

• $1,175 HOA
• Built 1927
• Listed 39 days

Property features AI

Finance

• HOA & community: Has association; Association fee $1,175 monthly; Association fee includes: Other

Exterior

• Parking: No carport; No designated parking
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Stock cooperative; Entry level: 52
• Construction: Construction materials: Other; Foundation: Other
• Exterior features: No waterfront; Construction materials: Other; Foundation: Other

Interior

• Kitchen: Eat-in kitchen; Appliances: Other
• Bedrooms: Total rooms indicate 3 rooms (includes bedroom count and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; Other heating
• Interior features: First-floor bedroom; Eat-in kitchen; Pets allowed
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $665k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $665k).
• Recommended offer: $645k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 (+7.1%/yr); 461 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 $7,723/mo this rent would consume 63% of the median local household income ($146k/yr) (locally 3446% 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 $40k of equity ($5k loan paydown + $36k 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 + 7.1% rent growth), your $186k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($645k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $392k; list at $665k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $644,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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: 1.16% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.34% appreciation · 7.06% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.19×
• Total profit: $221,153
• Equity at exit: $390,771

10-year hold

• IRR: 19.9%
• Equity multiple: 4.88×
• Total profit: $721,997
• Equity at exit: $686,270

Cash invested: $186,172 (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 10011

• Home prices YoY: 2.6%
• Rents YoY: 7.1%
• Active inventory: 461
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $7,723 high
• Mortgage (P&I): −$3,487
• Tax est. 1.5%: −$831 /mo · $9,974/yr
• Insurance: −$277
• HOA: −$1,175
• Vacancy / Maint / Mgmt: −$1,622
• Net cashflow: $331

Break-even live

Break-even rent $7,304

Max offer price $664,900

Occupancy floor 91%

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: $166,225
• Closing costs: $19,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	2d	2	0.04mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$9,200	$10.90	2d	2	0.05mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	3d	2	0.06mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,505	$12.01	2d	3	0.20mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	4d	14	0.23mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	7d	2	0.40mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	24d	1	0.40mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	1d	12	0.40mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	22d	1	0.47mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	24d	1	0.48mi
776 6th Ave New York, NY	2.0	1.0–2.0	756	$7,743	$10.24	1d	18	0.48mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	10d	3	0.50mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	7d	1	0.50mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	24d	1	0.57mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	7d	2	0.58mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,680	$9.89	2d	3	0.61mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	10d	3	0.63mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	6d	2	0.64mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	18d	1	0.66mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	7d	1	0.67mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	7d	2	0.68mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	22d	1	0.69mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	3d	2	0.70mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,740	$11.72	2d	2	0.72mi
282 11th Ave New York, NY	2.0	1.0–2.0	960	$7,858	$8.18	1d	1	0.72mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	4d	2	0.74mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	3d	2	0.75mi
535 W 23rd St #1584 New York, NY	2.0	1.0–2.0	625	$8,330	$13.33	3d	3	0.78mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	2d	1	0.80mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	7d	13	0.81mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	22d	1	0.89mi
435 W 31st St New York, NY	1.0	1.0	633	$13,963	$22.04	6d	27	0.91mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	24d	1	0.92mi
525 W 28th St New York, NY	2.0	1.0–2.0	1116	$6,612	$5.92	7d	1	0.93mi
360 W 34th St New York, NY	2.0	1.0–1.5	632	$6,100	$9.65	7d	3	0.97mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	7d	2	0.97mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	7d	3	1.01mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	22d	1	1.03mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,078	$7.62	1d	1	1.05mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	2d	3	1.06mi

HOA detail condo

• Monthly dues: $1,175 · $14,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   pricedays on market $664,900 Active 39 DOM
2. 2026-06-17
   days on market $699,000 Active 38 DOM
3. 2026-06-16
   days on market $699,000 Active 37 DOM
4. 2026-06-15
   days on market $699,000 Active 36 DOM
5. 2026-06-13
   days on market $699,000 Active 34 DOM
6. 2026-06-10
   days on market $699,000 Active 30 DOM
7. 2026-06-08
   days on market $699,000 Active 29 DOM
8. 2026-06-08
   days on market $699,000 Active 28 DOM
9. 2026-06-04
   days on market $699,000 Active 25 DOM
10. 2026-06-03
    days on market $699,000 Active 24 DOM
11. 2026-06-01
    days on market $699,000 Active 22 DOM
12. 2026-05-31
    days on market $699,000 Active 21 DOM
13. 2026-05-27
    status Active
14. 2026-04-16
    listed $699,000 Active
15. 2024-06-12
    price $799,000
16. 2016-02-22
    soldstatus $391,746

ⓘ 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 7/10 Severe 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $92,674
• − Mortgage interest: −$37,245
• − Property taxes: −$9,974
• − Insurance: −$3,324
• − Repairs & maintenance: −$7,414
• − Management: −$7,414
• − HOA: −$14,100
• − Depreciation: −$19,343
• Taxable loss: −$6,139
• Est. tax savings @ 24.0%: +$1,473
• After-tax cash flow: $5,446/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): 48,277
• Household income: $145,987
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 3446.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 13% Asian 10% Two or more races 9% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Lithuanian 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 8% Other Indo-European 3% Chinese 2%

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: ▲ 5.34%
• Current HPI: 208.6913
• Rent YoY: ▲ 7.06%
• 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

+78.4% since first listed

4 events — show timeline

• 2026-05-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-12 Price Changed $799,000 RLS at REBNY
• 2016-02-22 Sold (Public Records) $391,746 Public Records