155 W 20th St Unit 6H · New York, NY 10011

$849,000

1 bd · 1.0 ba · 850 sqft · Condo · 46 Days on market

Built 1938 Good condition $1842/mo HOA · 24% of rent ↓ 5% since listing

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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 +7.7/10.0
• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• DSCR +0.5/10.0

Listing remarks

SPONSOR UNIT SALE — RENT-CONTROLLED TENANT IN PLACE Rare opportunity to acquire the final sponsor-owned unit in the distinguished Chelsea Warren, a highly regarded pre-war cooperative designed by renowned New York architect Horace Ginsberg. Perched on the top floor, this oversized one-bedroom home retains many of its original Art Deco details and classic pre-war proportions. The gracious layout includes a dramatic sunken living room (10 feet), a windowed kitchen and bath, and two large walk-in closets off the entry gallery. The corner bedroom is especially striking, featuring oversized south- and west-facing windows that meet at a 90-degree angle, creating exceptional natural light a

Key facts

• $1,842 HOA
• Built 1938
• Listed 46 days

Property features AI

Finance

• Other: Pets allowed in building (cats and dogs permitted)
• HOA & community: Monthly association fee of $1,842

Exterior

• Home design: Located on entry level 6; 6-story building (unit on 1 story of the unit)
• Construction: The Chelsea Warren (building name)
• Exterior features: South and west exposures; Bike storage; Elevator access

Interior

• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall cooling units
• Interior features: Double-pane windows; High ceilings; Unfurnished
• Laundry & utility: Building washer/dryer installation allowed; 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 $849k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $624k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $779k (8.2% below list).
• Recommended offer: $624k (26.5% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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.
• 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 (+7.1%/yr); 465 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 $7,794/mo this rent would consume 64% 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 $51k of equity ($6k loan paydown + $45k 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.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($824k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent; built in 1938 — 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 $624,436 (26.5% 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 46 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — 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: 0.92% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.83%
• DSCR: 0.65
• GRM: 9.1

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: 9.3%
• Equity multiple: 1.62×
• Total profit: $148,009
• Equity at exit: $498,969

10-year hold

• IRR: 12.7%
• Equity multiple: 3.54×
• Total profit: $604,455
• Equity at exit: $876,286

Cash invested: $237,720 (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: 465
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $7,794 high
• Mortgage (P&I): −$4,452
• Tax est. 1.5%: −$1,061 /mo · $12,735/yr
• Insurance: −$354
• HOA: −$1,842
• Vacancy / Maint / Mgmt: −$1,637
• Net cashflow: $-1,552

Break-even live

Break-even rent $9,759

Max offer price $624,436

Occupancy floor —

Sensitivity live

Price	-10% $-965	-5% $-1,259	+0% $-1,552	+5% $-1,845	+10% $-2,139
Rent	-10% $-2,168	-5% $-1,860	+0% $-1,552	+5% $-1,244	+10% $-936
Rate	-1.0pp $-1,124	-0.5pp $-1,336	base $-1,552	+0.5pp $-1,772	+1.0pp $-1,996

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	1d	3	0.04mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	6d	14	0.06mi
120 W 23rd St #693 New York, NY	2.0	2.0	900	$10,140	$11.27	22d	1	0.14mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	0d	13	0.19mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	3d	2	0.24mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	1d	2	0.26mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	5d	2	0.27mi
540 6th Ave Unit 6A New York, NY	1.0	1.0	793	$8,450	$10.66	9d	1	0.30mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	19	0.30mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	26d	1	0.39mi
117 W 28th St #1467 New York, NY	1.0	2.0	1000	$8,760	$8.76	26d	1	0.40mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	7d	2	0.43mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	20d	1	0.44mi
241 5th Ave Unit 11A New York, NY	2.0	2.0	991	$8,995	$9.08	26d	1	0.49mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	9d	2	0.54mi
10 E 29th St New York, NY	1.0–3.0	1.0–3.0	1323	$6,283	$4.75	0d	4	0.55mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	12d	3	0.63mi
500 W 18th St Unit EAST_16C New York, NY	1.0	1.5	921	$14,500	$15.74	0d	1	0.63mi
500 W 18th St Unit 10D New York, NY	1.0	1.0	957	$10,750	$11.23	12d	1	0.63mi
3 E 9th St Unit 1541442P New York, NY	1.0–2.0	1.0	1119	$11,796	$10.54	6d	2	0.64mi
121 Madison Ave New York, NY	2.0–4.0	1.0–2.0	1012	$7,295	$7.20	9d	3	0.65mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	26d	1	0.65mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	9d	13	0.65mi
10 5th Ave Unit 1255906P New York, NY	2.0	1.0	990	$12,196	$12.32	6d	2	0.66mi
535 W 23rd St #1584 New York, NY	2.0	1.0–2.0	600	$8,030	$13.38	1d	3	0.66mi
282 11th Ave New York, NY	2.0	1.0–2.0	960	$7,735	$8.05	0d	1	0.67mi
10 Sheridan Sq #949 New York, NY	2.0	2.0	1000	$12,050	$12.05	22d	1	0.68mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	5d	2	0.69mi
302 W 11th St #990 New York, NY	2.0–3.0	1.0–2.0	1050	$8,360	$7.96	5d	2	0.69mi
435 W 31st St New York, NY	2.0	1.0–2.0	747	$7,018	$9.39	0d	34	0.72mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	9d	2	0.74mi
360 W 34th St New York, NY	2.0	1.0–1.5	632	$6,100	$9.65	9d	3	0.76mi
525 W 28th St New York, NY	2.0	1.0–2.0	1116	$6,612	$5.92	9d	1	0.76mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,640	$9.82	1d	3	0.80mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	3d	1	0.81mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	12d	3	0.83mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	9d	1	0.84mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	9d	2	0.86mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	9d	2	0.86mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	1d	2	0.86mi

HOA detail condo

• Monthly dues: $1,842 · $22,104/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $849,000 Active 46 DOM
2. 2026-06-18
   days on market $849,000 Active 43 DOM
3. 2026-06-17
   days on market $849,000 Active 42 DOM
4. 2026-06-16
   days on market $849,000 Active 41 DOM
5. 2026-06-15
   days on market $849,000 Active 40 DOM
6. 2026-06-13
   days on market $849,000 Active 38 DOM
7. 2026-06-10
   days on market $849,000 Active 34 DOM
8. 2026-06-08
   days on market $849,000 Active 33 DOM
9. 2026-06-08
   days on market $849,000 Active 32 DOM
10. 2026-06-04
    days on market $849,000 Active 29 DOM
11. 2026-06-03
    days on market $849,000 Active 28 DOM
12. 2026-06-01
    days on market $849,000 Active 26 DOM
13. 2026-05-31
    days on market $849,000 Active 25 DOM
14. 2026-05-13
    price $849,000
15. 2026-05-06
    listed $895,000 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 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: $93,529
• − Mortgage interest: −$47,557
• − Property taxes: −$12,735
• − Insurance: −$4,245
• − Repairs & maintenance: −$7,482
• − Management: −$7,482
• − HOA: −$22,104
• − Depreciation: −$24,698
• Taxable loss: −$32,775
• Est. tax savings @ 24.0%: +$7,866
• After-tax cash flow: $-10,757/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 · 2 photos

Good 80/100 Cosmetic rehab

This one-bedroom condo in the distinguished Chelsea Warren is in excellent condition with a good layout and ample natural light. It offers a great opportunity for an investor to acquire a move-in-ready property with potential for further value enhancement.

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics.
• Both Lighting upgrades — Improves ambiance and energy efficiency.
• Both Smart home integration — Enhances convenience and marketability.
• Both Landscaping enhancements — Improves curb appeal and adds value.
• Both Kitchen appliances upgrade — Modernizes the kitchen and adds value.
• Both Bathroom fixtures upgrade — Enhances functionality and aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics. ↑
• Both Lighting upgrades — Improves ambiance and energy efficiency. ↑
• Both Smart home integration — Enhances convenience and marketability. ↑
• Both Landscaping enhancements — Improves curb appeal and adds value. ↑
• Both Kitchen appliances upgrade — Modernizes the kitchen and adds value. ↑
• Both Bathroom fixtures upgrade — Enhances functionality and aesthetics. ↑

ⓘ 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): 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

-5.1% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $849,000 RLS at REBNY
• 2026-05-06 Listed $895,000 RLS at REBNY