225 Rector Pl Unit 22J · New York, NY 10280

$895,000

3 bd · 1.0 ba · 765 sqft · Condo public records · 45 Days on market

Built 1986 $897/mo HOA · 12% 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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks

Luxury One-Bedroom This high-floor residence in Related’s premier Downtown condominium offers the space, light, and finishes buyers seek. The wide living room includes a true dining alcove, and the oversized 15' × 11' bedroom provides exceptional comfort. A gourmet island kitchen features custom millwork and a Sub-Zero refrigerator, while the spa-quality bath is clad in honed pewter limestone with a rain shower. Deep closets throughout complete this turnkey home. 225 Rector Place is a full-service, 24-hour concierge condominium offering a comprehensive amenity suite: a fitness center, 40-foot indoor pool, children’s playroom, residents’ lounge, and furnished roofto

Key facts

• $897 HOA
• Built 1986
• Listed 45 days

Property features AI

Finance

• Other: Building contains 285 total units
• HOA & community: Monthly association fee of $897.15; Pets allowed in building

Exterior

• Home design: 24-story building; Entry on level 22
• Exterior features: Elevator service

Interior

• Bedrooms: 3 rooms total
• Bathrooms: 1 full bathroom
• Interior features: Unfurnished
• Laundry & utility: Common laundry on each floor; Building basement laundry; In-basement laundry available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $895k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $735k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $756k (15.5% below list).
• Recommended offer: $735k (17.9% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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 (+4.1%/yr); 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).
• This rent runs 44% of the median local income ($206k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $45k of equity ($6k loan paydown + $39k appreciation (4.4% 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($868k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $734,719 (17.9% 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 45 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.39% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.45×
• Total profit: $113,915
• Equity at exit: $474,095

10-year hold

• IRR: 9.9%
• Equity multiple: 2.76×
• Total profit: $440,224
• Equity at exit: $792,089

Cash invested: $250,600 (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 10280

• Home prices YoY: 1.7%
• Rents YoY: 4.1%
• Active inventory: 92
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $7,563 high
• Mortgage (P&I): −$4,693
• Tax est. 1.5%: −$1,119 /mo · $13,425/yr
• Insurance: −$373
• HOA: −$897
• Vacancy / Maint / Mgmt: −$1,588
• Net cashflow: $-1,108

Break-even live

Break-even rent $8,965

Max offer price $734,719

Occupancy floor —

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
389 S End Ave New York, NY	3.0	1.0–2.0	1080	$11,344	$10.50	1d	36	0.18mi
30 West St Unit 3004 New York, NY	3.0	2.0	700	$8,000	$11.43	8d	1	0.20mi
15 William St New York, NY	1.0–2.0	1.0–2.0	822	$6,550	$7.96	8d	10	0.39mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$7,611	$12.69	24d	5	0.44mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$7,380	$11.59	3d	2	0.47mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$8,086	$10.24	2d	25	0.48mi
95 Wall St New York, NY	2.0	1.0–2.0	733	$7,998	$10.91	2d	39	0.53mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$9,400	$12.91	3d	2	0.57mi
8 Spruce St Unit 31S New York, NY	3.0	2.0	1100	$8,000	$7.27	8d	1	0.58mi
400 Chambers St #587 New York, NY	2.0	1.0–1.5	675	$8,810	$13.04	8d	3	0.60mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$11,410	$13.89	2d	3	0.70mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$8,238	$11.03	8d	7	0.82mi
25 Hudson St Jersey City, NJ	1.0–2.0	1.0–2.5	1099	$6,500	$5.91	3d	2	1.06mi
77 Hudson St #2910 Jersey City, NJ	2.0	2.0	1070	$5,800	$5.42	21d	1	1.06mi
33 Hudson St Jersey City, NJ	2.0	1.0–2.0	937	$5,770	$6.15	2d	23	1.07mi
99 Hudson St Jersey City, NJ	1.0–2.0	1.0–2.0	1090	$6,900	$6.33	11d	2	1.07mi
99 Hudson St Jersey City, NJ	2.0	2.0	1127	$6,700	$5.94	6d	2	1.07mi
99 Hudson St Jersey City, NJ	1.0–2.0	1.0–2.0	1001	$6,900	$6.89	5d	3	1.07mi
70 Greene St Jersey City, NJ	3.0	1.0–2.0	960	$6,649	$6.92	2d	26	1.11mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	24d	1	1.12mi
1 Greene St Jersey City, NJ	1.0–3.0	1.0–2.0	1237	$6,500	$5.25	4d	2	1.13mi
1 Harborside Pl Jersey City, NJ	1.0–2.0	1.0–2.0	1100	$6,540	$5.94	2d	7	1.13mi
63 Sussex St #8 Jersey City, NJ	2.0	2.0	1095	$5,850	$5.34	17d	1	1.13mi
66 Sussex St Unit 2 Jersey City, NJ	2.0	1.0	950	$2,900	$3.05	8d	1	1.14mi
115 Morris St Jersey City, NJ	1.0–3.0	1.0–2.0	1101	$7,100	$6.45	2d	22	1.25mi
155 Washington St Jersey City, NJ	3.0	1.0–3.0	1545	$4,631	$3.00	2d	8	1.25mi
200 Greene St Jersey City, NJ	2.0	1.0	713	$6,185	$8.67	2d	50	1.25mi
20 2nd St #2511 Jersey City, NJ	2.0	1.0	925	$4,600	$4.97	17d	1	1.26mi
20 2nd St Jersey City, NJ	1.0–3.0	1.0–2.0	1187	$6,900	$5.81	17d	4	1.26mi
20 2nd St Jersey City, NJ	1.0–2.0	1.0–2.0	922	$5,350	$5.80	24d	4	1.26mi
65 Bay St Jersey City, NJ	2.0	1.0–2.0	863	$6,341	$7.34	1d	12	1.27mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$8,290	$11.71	2d	2	1.27mi
120 York St Jersey City, NJ	1.0–2.0	1.0–2.0	962	$5,707	$5.93	1d	9	1.30mi
15 Warren St Jersey City, NJ	1.0–2.0	1.0–2.0	942	$5,300	$5.62	8d	2	1.30mi
252 South St Unit 74B New York, NY	2.0	2.0	1034	$8,995	$8.70	18d	1	1.31mi
131 Dudley St Jersey City, NJ	1.0–2.0	1.0–2.0	1044	$5,269	$5.04	2d	4	1.32mi
1 2nd St Jersey City, NJ	1.0–3.0	1.0–2.5	1090	$7,200	$6.61	8d	4	1.32mi
1 2nd St Jersey City, NJ	1.0–3.0	1.0–2.5	1032	$7,200	$6.97	12d	5	1.32mi
1 2nd St Jersey City, NJ	1.0–3.0	1.0–2.5	1032	$7,200	$6.97	7d	5	1.32mi
25 Columbus Dr Jersey City, NJ	3.0	1.0–2.5	973	$12,825	$13.17	1d	35	1.33mi

HOA detail condo

• Monthly dues: $897 · $10,764/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $895,000 Active 45 DOM
2. 2026-06-17
   days on market $895,000 Active 44 DOM
3. 2026-06-16
   days on market $895,000 Active 43 DOM
4. 2026-06-15
   days on market $895,000 Active 42 DOM
5. 2026-06-13
   days on market $895,000 Active 40 DOM
6. 2026-06-10
   days on market $895,000 Active 36 DOM
7. 2026-06-08
   days on market $895,000 Active 35 DOM
8. 2026-06-08
   days on market $895,000 Active 34 DOM
9. 2026-06-04
   days on market $895,000 Active 31 DOM
10. 2026-06-03
    days on market $895,000 Active 30 DOM
11. 2026-06-01
    days on market $895,000 Active 28 DOM
12. 2026-05-31
    days on market $895,000 Active 27 DOM
13. 2026-05-04
    listed $895,000 Active
14. 2013-03-19
    soldstatus $804,417

ⓘ 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 5/10 Major FEMA zone X · 47% 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,752
• − Mortgage interest: −$50,134
• − Property taxes: −$13,425
• − Insurance: −$4,475
• − Repairs & maintenance: −$7,260
• − Management: −$7,260
• − HOA: −$10,764
• − Depreciation: −$26,036
• Taxable loss: −$28,603
• Est. tax savings @ 24.0%: +$6,865
• After-tax cash flow: $-6,427/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): 8,933
• Household income: $206,299
• Rent vs Own: 65.6% rent · 34.4% own
• Severe rent burden: 609.0

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 0.59)
• Race & ethnicity: White 57% Asian 28% Hispanic / Latino 12% Two or more races 5% Native American 2% Black 2%
• Hispanic origin (detail): Dominican 4%
• Common ancestry: Romanian 4% Russian 3% Lithuanian 1%
• Foreign-born: 32% · Canada, South Korea, China
• Languages at home: 57% English-only · Other Indo-European 12% Chinese 12% Spanish 9%

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: ▲ 4.39%
• Current HPI: 263.9143
• Rent YoY: ▲ 4.12%
• 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

+11.3% since first listed

2 events — show timeline

• 2026-05-04 Listed $895,000 RLS at REBNY
• 2013-03-19 Sold (Public Records) $804,417 Public Records