435 E 86th St Unit 4E · New York, NY 10028

$650,000

1 bd · 1.0 ba · 720 sqft · Condo · 44 Days on market

Built 1968 $1484/mo HOA · 27% 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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.5/30.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

* * Unique 1 Bedroom Triplex with Private Outdoor Space * * Welcome home to one of the most unique homes on the Upper East Side! This stunning and renovated triplex apartment is truly one of a kind. Enter onto the main level with a stunning renovated kitchen with beautiful wood cabinetry including dishwasher as well as an island which is perfect for entertaining. The main level also features a dining alcove perfect for a fancy bistro set or small dining set. A few steps down to the spacious living room with a private balcony which is perfect for hosting in your home, relaxing with loved ones and has enough space for a home office. The balcony faces south over East 86th Street with spect

Key facts

• $1,484 HOA
• Built 1968
• Listed 44 days

Property features AI

Finance

• Other: Building amenities include elevator(s), fitness center and health club; Pets allowed with board approval (cats and dogs OK)
• HOA & community: Monthly association fee

Exterior

• Home design: Located on entry level (4th floor); South exposure; 9-story building
• Construction: Building: 435 East 86th Street
• Exterior features: Balcony; Juliet balcony; Private outdoor space under 60 sqft; Patio; Terrace

Interior

• Kitchen: Cooktop; Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: 3 rooms total (see room count for layout)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Wall unit(s) for cooling; Electric heating; Wall furnace
• Interior features: Unfurnished; Granite counters; Kitchen island; Recessed lighting
• Laundry & utility: Common on-floor laundry; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $650k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $407k (37.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $544k (16.3% below list).
• Recommended offer: $407k (37.4% below list) — sets the bar for cash-flow.
• Cap rate 3.2% 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 (+6.2%/yr); 278 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 37% of the median local income ($175k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $69k of equity ($4k loan paydown + $65k appreciation (10.0% 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 ~$112k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 27% 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 $407,187 (37.4% 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 44 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. 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: 0.84% ✗
• Cap rate: 3.20%
• Cash-on-cash: -11.06%
• DSCR: 0.51
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.16% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $265,972
• Equity at exit: $585,571

10-year hold

• IRR: 17.5%
• Equity multiple: 6.00×
• Total profit: $910,396
• Equity at exit: $1,262,807

Cash invested: $182,000 (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 10028

• Home prices YoY: 3.7%
• Rents YoY: 6.2%
• Active inventory: 278
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $5,440 high
• Mortgage (P&I): −$3,409
• Tax est. 1.5%: −$812 /mo · $9,750/yr
• Insurance: −$271
• HOA: −$1,484
• Vacancy / Maint / Mgmt: −$1,143
• Net cashflow: $-1,678

Break-even live

Break-even rent $7,565

Max offer price $407,187

Occupancy floor —

Sensitivity live

Price	-10% $-1,229	-5% $-1,453	+0% $-1,678	+5% $-1,903	+10% $-2,127
Rent	-10% $-2,108	-5% $-1,893	+0% $-1,678	+5% $-1,463	+10% $-1,248
Rate	-1.0pp $-1,351	-0.5pp $-1,513	base $-1,678	+0.5pp $-1,846	+1.0pp $-2,018

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,050	$11.41	1d	2	0.10mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	22d	1	0.12mi
515 E 86th St Unit 1760 New York, NY	1.0	1.0	485	$5,360	$11.05	1d	1	0.12mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	26d	1	0.16mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	24d	1	0.19mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,520	$7.97	1d	2	0.22mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	26d	2	0.22mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	5d	2	0.23mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	22d	1	0.25mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	1d	2	0.32mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	20d	1	0.33mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	20d	1	0.36mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	5d	3	0.38mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	3d	3	0.41mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	8d	1	0.41mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	26d	1	0.42mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	26d	1	0.45mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	24d	1	0.45mi
315 E 78th St Unit 1021885P New York, NY	1.0	1.0	516	$6,242	$12.10	1d	1	0.47mi
315 E 78th St Unit 1021847P New York, NY	1.0	1.0	516	$4,880	$9.46	22d	1	0.47mi
315 E 78th St Unit 1021994P New York, NY	1.0	1.0	441	$5,037	$11.42	22d	1	0.47mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	24d	1	0.47mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	26d	2	0.50mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$5,420	$7.32	1d	2	0.51mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,810	$10.89	1d	1	0.56mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	22d	1	0.59mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	4d	2	0.60mi
888 Main St New York, NY	3.0	1.0–2.0	908	$4,928	$5.43	1d	8	0.61mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	7d	1	0.65mi
240e E 75th St Unit 1021876P New York, NY	—	1.0	441	$5,981	$13.56	9d	1	0.65mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$7,403	$12.69	1d	3	0.66mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	26d	1	0.67mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	26d	1	0.75mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	26d	1	0.75mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	18d	1	0.88mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,460	$8.07	1d	2	0.89mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	1d	3	0.90mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	4d	2	0.90mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	26d	3	0.90mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	3d	2	0.94mi

HOA detail condo

• Monthly dues: $1,484 · $17,808/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $650,000 Active 44 DOM
2. 2026-06-18
   days on market $650,000 Active 41 DOM
3. 2026-06-17
   days on market $650,000 Active 40 DOM
4. 2026-06-16
   days on market $650,000 Active 39 DOM
5. 2026-06-15
   days on market $650,000 Active 38 DOM
6. 2026-06-13
   days on market $650,000 Active 36 DOM
7. 2026-06-10
   days on market $650,000 Active 32 DOM
8. 2026-06-08
   days on market $650,000 Active 31 DOM
9. 2026-06-08
   days on market $650,000 Active 30 DOM
10. 2026-06-04
    days on market $650,000 Active 27 DOM
11. 2026-06-03
    days on market $650,000 Active 26 DOM
12. 2026-06-01
    days on market $650,000 Active 24 DOM
13. 2026-05-31
    days on market $650,000 Active 23 DOM
14. 2026-05-08
    listed $650,000 Active
15. 2024-05-20
    historical $3,600
16. 2024-05-18
    listed $3,600
17. 2024-05-18
    historical $3,600
18. 2024-05-18
    listed $3,600
19. 2024-01-27
    historical $3,800
20. 2024-01-05
    listed $3,800
21. 2023-10-28
    price $680,000
22. 2023-10-27
    price $680,000
23. 2023-09-21
    listed $699,000 Active
24. 2014-06-01
    listed $569,000

ⓘ 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: $65,286
• − Mortgage interest: −$36,410
• − Property taxes: −$9,750
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,223
• − Management: −$5,223
• − HOA: −$17,808
• − Depreciation: −$18,909
• Taxable loss: −$31,287
• Est. tax savings @ 24.0%: +$7,509
• After-tax cash flow: $-12,627/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): 49,077
• Household income: $175,121
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 3381.0

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 (82%)
• Race & ethnicity: White 82% Asian 7% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 5%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 81% English-only · Other Indo-European 6% Spanish 4% French/Haitian/Cajun 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: ▲ 12.13%
• Current HPI: 341.1676
• Rent YoY: ▲ 6.16%
• 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

+14.2% since first listed

11 events — show timeline

• 2026-05-08 Listed $650,000 RLS at REBNY
• 2024-05-20 Rental Removed $3,600 ONEKEY
• 2024-05-18 Listed for Rent $3,600 ONEKEY
• 2024-05-18 Rental Removed $3,600 REBNY
• 2024-05-18 Listed for Rent $3,600 REBNY
• 2024-01-27 Rental Removed $3,800 REBNY
• 2024-01-05 Listed for Rent $3,800 REBNY
• 2023-10-28 Price Changed $680,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-27 Price Changed $680,000 RLS at REBNY
• 2023-09-21 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2014-06-01 Listed $569,000 RLS at REBNY