400 W 58th St Unit 5G · New York, NY 10019

$475,000

1 bd · 1.0 ba · 673 sqft · Condo · 94 Days on market

Built 1957 Good condition ↓ 19% since listing

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Why this score? — see what drove the B+ 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0

Listing remarks

Prime Midtown West Living – Sun-Filled 1-Bedroom Coop at 400 West 58th Street! Welcome to 400 West 58th Street Owners Corp—where comfort, convenience, and classic New York charm come together in the heart of Midtown West. This bright and beautifully maintained 1-bedroom coop, facing 9th Avenue, offers an inviting layout filled with natural light and vibrant city views. Step inside to find rich hardwood floors, a spacious living area perfect for relaxing or entertaining, and a thoughtfully updated kitchen featuring sleek granite countertops and stainless steel appliances. The well-proportioned bedroom provides a peaceful retreat, while the overall layout maximizes both space and

Key facts

• Laundry facilities
• Natural light
• Updated kitchen

Tags

• NATURAL LIGHT
• HARDWOOD FLOORS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LAUNDRY FACILITIES

Property features AI

Finance

• HOA & community: Association: All Area Realty Services

Exterior

• Parking: Assigned parking; Garage parking; Garage with 11 spaces; Parking fee applies
• Security: Key card entry; Smoke detectors; Video cameras
• Utilities: Public sewer; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; Entry level 5
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 rooms total (entry level 5)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Elevator; Granite counters; Finished basement; Key card entry; Smoke detectors; Video cameras; No pet restrictions
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $475k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $475k).
• Recommended offer: $432k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+4.2%/yr); 543 active listings in the ZIP; 40 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 $6,170/mo this rent would consume 58% of the median local household income ($129k/yr) (locally 3795% 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 $20k of equity ($3k loan paydown + $17k appreciation (3.6% 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 (3.6% appreciation + 4.2% rent growth), your $133k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $110k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $432,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1957 — 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: 1.30% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.36%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.61% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.37×
• Total profit: $181,972
• Equity at exit: $230,018

10-year hold

• IRR: 24.2%
• Equity multiple: 4.75×
• Total profit: $499,263
• Equity at exit: $367,832

Cash invested: $133,000 (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 10019

• Home prices YoY: 1.5%
• Rents YoY: 4.2%
• Active inventory: 543
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $6,170 high
• Mortgage (P&I): −$2,491
• Tax est. 1.5%: −$594 /mo · $7,125/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,296
• Net cashflow: $1,591

Break-even live

Break-even rent $4,155

Max offer price $475,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,920	-5% $1,755	+0% $1,591	+5% $1,427	+10% $1,263
Rent	-10% $1,104	-5% $1,348	+0% $1,591	+5% $1,835	+10% $2,079
Rate	-1.0pp $1,831	-0.5pp $1,712	base $1,591	+0.5pp $1,468	+1.0pp $1,343

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 W 56th St #116 New York, NY	2.0	1.0–2.0	680	$6,190	$9.10	9d	3	0.18mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$6,270	$6.86	9d	3	0.31mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$8,040	$9.34	9d	2	0.34mi
21 W End Ave New York, NY	2.0–3.0	2.0	750	$8,995	$11.99	25d	2	0.36mi
754 9th Ave Unit 1017471P New York, NY	1.0	1.0	538	$7,284	$13.54	9d	1	0.38mi
400 W 61st St New York, NY	4.0	1.0–4.0	1567	$14,758	$9.42	0d	51	0.42mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$6,470	$9.67	9d	3	0.42mi
400 W 63rd St New York, NY	2.0	1.0–2.0	874	$7,448	$8.52	0d	13	0.43mi
101 W End Ave #950 New York, NY	1.0–2.0	1.0–2.0	814	$6,690	$8.22	0d	2	0.44mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$7,500	$4.84	9d	10	0.44mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$9,250	$5.97	8d	9	0.44mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$5,866	$7.48	9d	1	0.48mi
155 W 68th St Unit 18-10 New York, NY	—	1.0	545	$4,550	$8.35	25d	1	0.50mi
235 W 48th St #1400 New York, NY	2.0	1.0–2.0	687	$6,270	$9.12	9d	3	0.56mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	23d	1	0.59mi
160 Riverside Blvd #832 New York, NY	1.0	1.0	634	$4,990	$7.87	22d	1	0.61mi
180 Riverside Blvd #846 New York, NY	1.0–2.0	1.0–2.0	827	$4,230	$5.11	25d	2	0.67mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	25d	1	0.68mi
622 11th Ave Unit 1402 New York, NY	2.0	1.0	715	$7,600	$10.63	9d	1	0.68mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	0d	2	0.71mi
244 W 72nd St #2066 New York, NY	1.0	1.0	500	$5,440	$10.88	25d	2	0.71mi
234 W 73rd St Unit 1031180P New York, NY	1.0	1.0	441	$4,950	$11.22	9d	1	0.75mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$6,430	$9.73	25d	4	0.76mi
520 W 43rd St #742 New York, NY	1.0–2.0	1.0–2.0	769	$5,860	$7.62	9d	2	0.79mi
560 W 43rd St New York, NY	3.0	1.0–2.0	769	$5,265	$6.84	9d	5	0.82mi
450 W 42nd St #1693 New York, NY	2.0	1.0–2.0	690	$9,040	$13.10	0d	3	0.83mi
605 W 42nd St Unit 1016142P New York, NY	2.0	1.0–2.0	720	$14,542	$20.18	11d	2	0.85mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	9d	1	0.86mi
561 10th Ave #2085 New York, NY	2.0	1.0–2.0	795	$6,345	$7.98	9d	2	0.86mi
635 W 42nd St #1990 New York, NY	1.0–2.0	1.0–2.0	750	$5,680	$7.57	9d	2	0.87mi
317 W 74th St Unit 1021986P New York, NY	2.0	1.0–2.0	645	$7,940	$12.30	4d	2	0.88mi
241 W 75th St #773 New York, NY	1.0–2.0	1.0	750	$7,100	$9.47	0d	2	0.89mi
70 W 45th St #1131 New York, NY	1.0–2.0	1.0–2.0	902	$5,990	$6.64	9d	2	0.90mi
555 10th Ave Unit 1018807P New York, NY	1.0	1.0	688	$9,726	$14.14	23d	1	0.90mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	6d	2	0.99mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,220	$8.70	0d	2	1.02mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	3d	5	1.09mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	9d	1	1.09mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	3d	1	1.09mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	9d	1	1.09mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-21
   pricedays on market $475,000 Active 94 DOM
2. 2026-06-18
   days on market $499,000 Active 91 DOM
3. 2026-06-17
   days on market $499,000 Active 90 DOM
4. 2026-06-15
   days on market $499,000 Active 88 DOM
5. 2026-06-13
   days on market $499,000 Active 86 DOM
6. 2026-06-10
   days on market $499,000 Active 82 DOM
7. 2026-06-08
   days on market $499,000 Active 81 DOM
8. 2026-06-08
   pricedays on market $499,000 Active 80 DOM
9. 2026-06-04
   days on market $540,000 Active 77 DOM
10. 2026-06-03
    days on market $540,000 Active 76 DOM
11. 2026-06-01
    days on market $540,000 Active 74 DOM
12. 2026-05-31
    days on market $540,000 Active 73 DOM
13. 2026-05-04
    price $540,000
14. 2026-04-12
    price $560,000
15. 2026-03-18
    listed $585,000 Active
16. 2026-03-18
    historical
17. 2025-12-29
    price $585,000
18. 2025-09-04
    price $605,000
19. 2025-07-07
    price $620,000
20. 2025-06-18
    price $649,999
21. 2025-03-18
    listed $665,000 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: $74,034
• − Mortgage interest: −$26,607
• − Property taxes: −$7,125
• − Insurance: −$2,375
• − Repairs & maintenance: −$5,923
• − Management: −$5,923
• − Depreciation: −$13,818
• Taxable income: $12,263
• Est. tax owed @ 24.0%: −$2,943
• After-tax cash flow: $16,153/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 1-bedroom coop is in good condition with a fresh paint job and clean interior, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale painting — Fresh paint can make a significant difference in the home's appearance
• Rental cleaning — A clean home is more appealing to potential tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale painting — Fresh paint can make a significant difference in the home's appearance ↑
• Rental cleaning — A clean home is more appealing to potential tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 44,942
• Household income: $128,559
• Rent vs Own: 79.2% rent · 20.8% own
• Severe rent burden: 3795.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Asian 18% Hispanic / Latino 17% Two or more races 10% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 4%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 4%
• Foreign-born: 34% · Canada, China, South Korea
• Languages at home: 66% English-only · Spanish 12% Other Indo-European 6% Chinese 5%

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: ▲ 3.61%
• Current HPI: 245.1226
• Rent YoY: ▲ 4.25%
• 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

-18.8% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $540,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $560,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listed $585,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $585,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $605,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $620,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-18 Price Changed $649,999 OneKey® MLS as Distributed by MLS Grid
• 2025-03-18 Listed $665,000 OneKey® MLS as Distributed by MLS Grid