420 E 58th St Unit 11C · New York, NY 10022

$680,000

1 bd · 1.0 ba · 548 sqft · Condo public records · 111 Days on market

Built 1985 $932/mo HOA · 17% 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).

• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Cash flow +6.0/30.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

YOUR DREAM SOUTH FACING JUNIOR ONE-BEDROOM IN THE PRIME SUTTON PLACE AREA! Step into this quiet one-bedroom apartment in the prestigious Sutton View Condominium, with only 3 units on each floor. Apartment features South exposure and gets tone of light during the day. Other features include over-sized windows, specious kitchen that can be adjusted to your needs, galore of closet space and lovely windowed bathroom. The bedroom can easily accommodate king size bed, night stands, dresser or entire wall of closets. On top of it all, additional storage space is included with the apartment for each resident in the building. Washer dryer are allowed with board's approvall. 420 East 58th Street is a full-service boutique condo with recently renovated lobby and the hallways. The building features 24-hour doormen, central laundry, and an living-in superintendent. Sutton View Condominium is located minutes away from multiple transportation options, an abundance of restaurants and shopping. Two major supermarkets such a Whole Foods and Trader Joe's are just minutes away from the building.

Key facts

• Spacious kitchen
• Ample closet space
• Two new hvac units

Tags

• RECENTLY RENOVATED BATHROOM
• SPACIOUS KITCHEN
• AMPLE CLOSET SPACE
• STORAGE UNIT
• TWO NEW HVAC UNITS
• IN UNIT WASHER DRYER

Property features AI

Finance

• HOA & community: Has association; Monthly association fee; Association services include common area and exterior maintenance, grounds care, snow removal, and trash; Building amenities: door person, elevators, live-in superintendent, maintenance, snow removal, trash

Exterior

• Parking: No carport
• Utilities: Public sewer; Trash collection; Water connected
• Home design: Condominium; Entry level: 11
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: 3 rooms total (see rooms count)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Breakfast bar; Elevator in building; Entrance foyer; Galley-style kitchen; Storage space; Washer/dryer hookup
• Laundry & utility: In-unit laundry hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $680k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $451k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $546k (19.7% below list).
• Recommended offer: $451k (33.7% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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 (+8.7%/yr); 715 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 38% of the median local income ($172k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $38k of equity ($5k loan paydown + $34k appreciation (5.0% 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($619k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• 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 $451,026 (33.7% 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 111 days. Have you received any prior offers? Is the seller open to a 34% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.97% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.54×
• Total profit: $102,400
• Equity at exit: $383,988

10-year hold

• IRR: 12.1%
• Equity multiple: 3.37×
• Total profit: $452,133
• Equity at exit: $661,591

Cash invested: $190,400 (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 10022

• Home prices YoY: 2.4%
• Rents YoY: 8.7%
• Active inventory: 715
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $5,461 high
• Mortgage (P&I): −$3,566
• Tax from tax record: −$829 /mo · $9,945/yr
• Insurance: −$283
• HOA: −$932
• Vacancy / Maint / Mgmt: −$1,147
• Net cashflow: $-1,296

Break-even live

Break-even rent $7,101

Max offer price $451,026

Occupancy floor —

Sensitivity live

Price	-10% $-911	-5% $-1,104	+0% $-1,296	+5% $-1,489	+10% $-1,681
Rent	-10% $-1,728	-5% $-1,512	+0% $-1,296	+5% $-1,080	+10% $-865
Rate	-1.0pp $-954	-0.5pp $-1,123	base $-1,296	+0.5pp $-1,472	+1.0pp $-1,652

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: $170,000
• Closing costs: $20,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$6,610	$7.32	5d	3	0.04mi
599 E 56th St Unit 1817 New York, NY	1.0	1.0	625	$4,850	$7.76	26d	1	0.11mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	9d	1	0.14mi
420 E 54th St New York, NY	3.0	1.0–2.5	1018	$7,261	$7.13	0d	12	0.18mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	26d	1	0.24mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	24d	1	0.26mi
235 E 55th St Unit 36B New York, NY	1.0	1.0	650	$4,800	$7.38	26d	1	0.26mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	24d	1	0.27mi
940 1st Ave Unit 2040 New York, NY	2.0	1.5	600	$6,810	$11.35	0d	1	0.28mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	3d	2	0.28mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	18d	2	0.28mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$7,890	$13.72	1d	2	0.29mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$6,250	$7.90	5d	3	0.34mi
300 E 51st St New York, NY	2.0	1.0–2.0	875	$6,365	$7.27	4d	3	0.36mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$10,504	$3.82	3d	5	0.39mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	26d	2	0.41mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	5d	2	0.43mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	4d	1	0.43mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	9d	1	0.47mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	4d	1	0.47mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	9d	1	0.47mi
117 E 57th St New York, NY	1.0	1.0	732	$5,975	$8.16	6d	2	0.48mi
123 E 54th St #1251 New York, NY	1.0–2.0	1.0	600	$5,220	$8.70	1d	2	0.49mi
220 E 49th St Unit 1021974P New York, NY	2.0	1.0	742	$5,190	$6.99	16d	1	0.50mi
301 E 47th St #1737 New York, NY	2.0	1.0	600	$5,380	$8.97	22d	1	0.52mi
330 E 46th St #1794 New York, NY	1.0	1.0	489	$4,990	$10.19	26d	2	0.57mi
160 E 48th St New York, NY	3.0	1.0–2.0	878	$6,993	$7.96	5d	9	0.58mi
300 E 46th St New York, NY	2.0–3.0	1.0	716	$4,300	$6.00	26d	2	0.59mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	26d	3	0.60mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	4d	2	0.61mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	3d	2	0.61mi
135 E 47th St Unit 22F New York, NY	1.0	1.0	700	$7,500	$10.71	24d	1	0.62mi
135 E 47th St New York, NY	1.0	1.0	580	$6,350	$10.94	1d	1	0.63mi
230 E 44th St #2165 New York, NY	1.0–2.0	1.0	568	$3,150	$5.54	26d	2	0.71mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	26d	1	0.77mi
15 W 55th St #736 New York, NY	2.0–3.0	1.0–2.0	1250	$8,210	$6.57	1d	2	0.78mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	26d	1	0.84mi
77 W 55th St Unit 15H New York, NY	1.0	1.0	750	$4,900	$6.53	24d	1	0.90mi
18 W 48th St Unit 670 New York, NY	1.0	1.0	631	$7,730	$12.25	9d	1	0.91mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	7d	1	0.92mi

HOA detail condo

• Monthly dues: $932 · $11,184/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $680,000 Active 111 DOM
2. 2026-06-18
   days on market $680,000 Active 108 DOM
3. 2026-06-17
   days on market $680,000 Active 107 DOM
4. 2026-06-15
   days on market $680,000 Active 105 DOM
5. 2026-06-13
   days on market $680,000 Active 103 DOM
6. 2026-06-10
   days on market $680,000 Active 99 DOM
7. 2026-06-08
   days on market $680,000 Active 98 DOM
8. 2026-06-08
   days on market $680,000 Active 97 DOM
9. 2026-06-04
   days on market $680,000 Active 94 DOM
10. 2026-06-03
    days on market $680,000 Active 93 DOM
11. 2026-06-01
    days on market $680,000 Active 91 DOM
12. 2026-05-31
    days on market $680,000 Active 90 DOM
13. 2026-04-24
    price $680,000
14. 2026-03-02
    listed $710,000 Active
15. 2022-05-31
    price $710,000 1092-char remark

    Show marketing remark (1092 chars)

    YOUR DREAM SOUTH FACING JUNIOR ONE-BEDROOM IN THE PRIME SUTTON PLACE AREA! Step into this quiet one-bedroom apartment in the prestigious Sutton View Condominium, with only 3 units on each floor. Apartment features South exposure and gets tone of light during the day. Other features include over-sized windows, specious kitchen that can be adjusted to your needs, galore of closet space and lovely windowed bathroom. The bedroom can easily accommodate king size bed, night stands, dresser or entire wall of closets. On top of it all, additional storage space is included with the apartment for each resident in the building. Washer dryer are allowed with board's approvall. 420 East 58th Street is a full-service boutique condo with recently renovated lobby and the hallways. The building features 24-hour doormen, central laundry, and an living-in superintendent. Sutton View Condominium is located minutes away from multiple transportation options, an abundance of restaurants and shopping. Two major supermarkets such a Whole Foods and Trader Joe's are just minutes away from the building.

16. 2022-05-31
    soldstatus $710,000 Sold 1092-char remark

    Show marketing remark (1092 chars)

    YOUR DREAM SOUTH FACING JUNIOR ONE-BEDROOM IN THE PRIME SUTTON PLACE AREA! Step into this quiet one-bedroom apartment in the prestigious Sutton View Condominium, with only 3 units on each floor. Apartment features South exposure and gets tone of light during the day. Other features include over-sized windows, specious kitchen that can be adjusted to your needs, galore of closet space and lovely windowed bathroom. The bedroom can easily accommodate king size bed, night stands, dresser or entire wall of closets. On top of it all, additional storage space is included with the apartment for each resident in the building. Washer dryer are allowed with board's approvall. 420 East 58th Street is a full-service boutique condo with recently renovated lobby and the hallways. The building features 24-hour doormen, central laundry, and an living-in superintendent. Sutton View Condominium is located minutes away from multiple transportation options, an abundance of restaurants and shopping. Two major supermarkets such a Whole Foods and Trader Joe's are just minutes away from the building.

17. 2022-05-27
    soldstatus $710,000
18. 2022-03-22
    listed $719,000 Active 1092-char remark

    Show marketing remark (1092 chars)

    YOUR DREAM SOUTH FACING JUNIOR ONE-BEDROOM IN THE PRIME SUTTON PLACE AREA! Step into this quiet one-bedroom apartment in the prestigious Sutton View Condominium, with only 3 units on each floor. Apartment features South exposure and gets tone of light during the day. Other features include over-sized windows, specious kitchen that can be adjusted to your needs, galore of closet space and lovely windowed bathroom. The bedroom can easily accommodate king size bed, night stands, dresser or entire wall of closets. On top of it all, additional storage space is included with the apartment for each resident in the building. Washer dryer are allowed with board's approvall. 420 East 58th Street is a full-service boutique condo with recently renovated lobby and the hallways. The building features 24-hour doormen, central laundry, and an living-in superintendent. Sutton View Condominium is located minutes away from multiple transportation options, an abundance of restaurants and shopping. Two major supermarkets such a Whole Foods and Trader Joe's are just minutes away from the building.

19. 1987-08-05
    soldstatus $182,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $9,945 · $829/mo
• Projected year-2 tax: $10,718 · $893/mo
• Expected delta: +$774/yr (+$64/mo · 7.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $65,528
• − Mortgage interest: −$38,091
• − Property taxes: −$9,945
• − Insurance: −$3,400
• − Repairs & maintenance: −$5,242
• − Management: −$5,242
• − HOA: −$11,184
• − Depreciation: −$19,782
• Taxable loss: −$27,358
• Est. tax savings @ 24.0%: +$6,566
• After-tax cash flow: $-8,988/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): 34,049
• Household income: $172,026
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 2256.0

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 (73%)
• Race & ethnicity: White 73% Asian 12% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 5% Scotch-Irish 5% Lithuanian 2%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 6% Other Indo-European 6% Chinese 3%

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: ▲ 4.97%
• Current HPI: 215.7225
• Rent YoY: ▲ 8.69%
• 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

+273.6% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $680,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Listed $710,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-31 Price Changed $710,000 RLS at REBNY
• 2022-05-31 Sold (MLS) $710,000 RLS at REBNY
• 2022-05-27 Sold (Public Records) $710,000 Public Records
• 2022-03-22 Listed $719,000 RLS at REBNY
• 1987-08-05 Sold (Public Records) $182,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $9,945 · +1.8% YoY. Source: county tax records.