180 W End Ave Unit 23G · New York, NY 10023

$660,000

1 bd · 1.0 ba · 800 sqft · Condo · 191 Days on market

Built 1965 ↓ 9% since listing

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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 +15.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to #23G, a spacious and sun-drenched 1-bedroom apartment located in the sought-after Lincoln Towers at 180 West End Avenue on Manhattan’s Upper West Side. The apartment boasts a large, open living room with ample space for both living and dining, and a generously sized bedroom with great closet space. Large windows throughout provide spectacular city views and an abundance of natural light. The well-equipped kitchen is ready for your culinary endeavors, making it easy to prepare meals at home in comfort. Lincoln Towers offers an incredible array of amenities, including a rare five-acre private park, 24-hour doorman services, a concierge, private security, a live-in superintend

Key facts

• Large windows
• Great closet space
• Garage

Tags

• LARGE OPEN LIVING ROOM
• GENEROUSLY SIZED BEDROOM
• GREAT CLOSET SPACE
• LARGE WINDOWS
• SPECTACULAR CITY VIEWS
• ABUNDANCE OF NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $660k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $614k (7.0% below list).
• Recommended offer: $581k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 (+6.2%/yr); 419 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 $6,138/mo this rent would consume 46% of the median local household income ($160k/yr) (locally 4887% 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 $38k of equity ($5k loan paydown + $33k appreciation (5.1% 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 (5.1% appreciation + 6.2% rent growth), your $185k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $68k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $580,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.06% appreciation · 6.16% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.05×
• Total profit: $193,121
• Equity at exit: $376,588

10-year hold

• IRR: 17.8%
• Equity multiple: 4.31×
• Total profit: $611,955
• Equity at exit: $652,078

Cash invested: $184,800 (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 10023

• Home prices YoY: 2.1%
• Rents YoY: 6.2%
• Active inventory: 419
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $6,138 high
• Mortgage (P&I): −$3,461
• Tax est. 1.5%: −$825 /mo · $9,900/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,289
• Net cashflow: $288

Break-even live

Break-even rent $5,774

Max offer price $660,000

Occupancy floor 90%

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: $165,000
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 W 70th St #2102 New York, NY	1.0–2.0	1.0–2.5	897	$6,770	$7.54	1d	2	0.13mi
160 Riverside Blvd #832 New York, NY	1.0	1.0	634	$4,990	$7.87	20d	1	0.14mi
180 Riverside Blvd #846 New York, NY	1.0–2.0	1.0–2.0	827	$4,230	$5.11	24d	2	0.16mi
155 W 68th St Unit 18-10 New York, NY	—	1.0	545	$4,550	$8.35	24d	1	0.18mi
101 W End Ave #950 New York, NY	1.0–2.0	1.0–2.0	814	$6,770	$8.32	1d	2	0.19mi
244 W 72nd St #2066 New York, NY	1.0	1.0	500	$5,440	$10.88	24d	2	0.19mi
230 W 72nd St Unit 1301 New York, NY	2.0	1.0	800	$6,850	$8.56	22d	1	0.20mi
230 W 72nd St #1300 New York, NY	2.0	1.0	800	$7,000	$8.75	24d	1	0.20mi
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1112	$7,995	$7.19	22d	4	0.23mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$6,430	$9.73	24d	4	0.26mi
400 W 63rd St New York, NY	2.0	1.0–2.0	874	$7,477	$8.55	1d	11	0.29mi
317 W 74th St Unit 1021986P New York, NY	2.0	1.0–2.0	645	$7,940	$12.30	2d	2	0.34mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	24d	1	0.35mi
400 W 61st St New York, NY	4.0	1.0–4.0	1567	$15,016	$9.58	1d	48	0.37mi
21 W End Ave New York, NY	2.0–3.0	2.0	750	$8,995	$11.99	24d	2	0.37mi
241 W 75th St #773 New York, NY	1.0–2.0	1.0	750	$7,120	$9.49	3d	2	0.38mi
30 Riverside Blvd Unit 1105 New York, NY	1.0	1.0	907	$7,336	$8.09	7d	1	0.38mi
110 W 79th St #276 New York, NY	2.0	2.0	1000	$7,230	$7.23	20d	1	0.58mi
147 W 79th St New York, NY	1.0	1.0	927	$6,400	$6.90	24d	1	0.62mi
500 W 56th St #116 New York, NY	2.0	1.0–2.0	680	$6,190	$9.10	7d	3	0.62mi
550 W 54th St Unit 1243 New York, NY	1.0–3.0	1.0–2.0	913	$6,270	$6.86	7d	3	0.70mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$7,500	$4.84	7d	10	0.84mi
160 Central Park S New York, NY	1.0–3.0	1.0–3.5	1550	$9,250	$5.97	7d	9	0.84mi
160 Central Park S New York, NY	1.0–3.0	1.5–3.5	1578	$10,000	$6.34	2d	9	0.84mi
254 W 54th St Unit 1026635P New York, NY	1.0–2.0	1.0–2.0	860	$8,040	$9.34	7d	2	0.88mi
754 9th Ave Unit 1017471P New York, NY	1.0	1.0	538	$7,284	$13.54	7d	1	0.92mi
150 W 56th St New York, NY	1.0	1.5	920	$8,995	$9.78	15d	2	0.94mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	5d	1	0.97mi
311 W 50th St #228 New York, NY	2.0	1.0–2.0	669	$6,470	$9.67	7d	3	0.97mi
4 Ave at Port Imperial West New York, NJ	1.0–3.0	1.0–2.0	1110	$2,680	$2.41	2d	16	0.99mi
247 W 87th St New York, NY	1.0	1.0–2.0	822	$6,275	$7.63	18d	2	1.01mi
250 W 50th St New York, NY	2.0	1.0–2.0	784	$5,866	$7.48	7d	1	1.04mi
11 Ave At Port Imperial West New York, NJ	3.0	1.0–2.0	1047	$4,109	$3.92	1d	12	1.05mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	22d	1	1.05mi
210 W 89th St #165 New York, NY	1.0	1.0	675	$7,520	$11.14	1d	2	1.07mi
9 Ave At Port Imperial West New York, NJ	1.0–2.0	1.0–2.0	794	$2,570	$3.24	7d	4	1.09mi
55 W 55th St Unit 9AA New York, NY	2.0	1.5	1000	$6,000	$6.00	20d	1	1.10mi
20 Ave At Port Imperial #236 West New York, NJ	1.0	1.0	849	$3,750	$4.42	12d	1	1.10mi
622 11th Ave Unit 201 New York, NY	2.0	2.0	810	$7,250	$8.95	7d	1	1.10mi
622 11th Ave Unit 1301 New York, NY	2.0	2.0	810	$7,525	$9.29	7d	1	1.10mi

HOA detail condo

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

Listing history 6 events

1. 2026-04-07
   status Pending
2. 2026-02-11
   status Active
3. 2025-07-24
   status Pending
4. 2025-05-21
   price $660,000
5. 2025-04-03
   price $699,000
6. 2025-03-10
   listed $728,000 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: $73,660
• − Mortgage interest: −$36,970
• − Property taxes: −$9,900
• − Insurance: −$3,300
• − Repairs & maintenance: −$5,893
• − Management: −$5,893
• − Depreciation: −$19,200
• Taxable loss: −$7,496
• Est. tax savings @ 24.0%: +$1,799
• After-tax cash flow: $5,257/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): 69,455
• Household income: $159,874
• Rent vs Own: 61.9% rent · 38.1% own
• Severe rent burden: 4887.0

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 (65%)
• Race & ethnicity: White 65% Asian 16% Hispanic / Latino 10% Two or more races 7% Black 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 2%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 7% Other Indo-European 5% 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: ▲ 5.06%
• Current HPI: 246.4186
• 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

-9.3% since first listed

6 events — show timeline

• 2026-04-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-21 Price Changed $660,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-10 Listed $728,000 OneKey® MLS as Distributed by MLS Grid