Welcome to YRE

Buying near $1M–$5M in NYC? Learn how smart buyers navigate mansion tax cliffs legally and avoid costly mistakes or lost deals.

NYC buyer closing costs typically run 1.5%–6%, depending on property type and financing. See the full breakdown, from mansion tax to title insurance.

Circa Central Park (285 West 110 Street) is a top-heavy, Yield-Oriented new development currently trapped in a punishing sponsor price normalization phase.

Ellington On The Park is a deeply cyclical, Yield-Oriented postwar condop that currently traps late-stage buyers in catastrophic resale illiquidity.

NYC’s mansion tax has 8 brackets from 1%–3.9%. See the full 2026 table and how the “cliff effect” can cost $5,000 over $1.

NYC’s mansion tax is a 1%–3.9% buyer closing cost on homes $1M+. Here’s how it works in 2026 and why it applies beyond mansions.

PS90 (220 West 148 Street) is a deeply cyclical, Yield-Oriented post-war conversion that currently traps late-stage buyers in severe resale illiquidity.

Aurum Condominium (171 West 131st Street) is a Yield-Oriented new development currently trapped in a punishing sponsor price normalization phase.

The Rennie (2351 Adam Clayton Powell Blvd) is a Yield-Oriented new development currently trapped in a punishing sponsor price normalization phase.

Tesoro is an ultra-boutique, Core/Defensive postwar condo that offers an exceptional case study in market recovery and structural compounding.

The Ladea (300 West 122nd Street) is a yield-focused development facing sponsor price normalization and double-digit depreciation across tested lines.

1485 Fifth Avenue is a yield-focused asset with stable rental income but limited appreciation potential, favoring smaller units for income-focused investors.

The Bennett (736 West 187 Street) is a 55-unit postwar appreciation-driven condo that saw strong capital growth before entering the current market plateau.

255 Cabrini Boulevard is a 78-unit prewar hybrid condo that appreciated significantly over the past two decades before entering the current market plateau.

The Crillon Court (779 Riverside Drive) is a 92-unit prewar hybrid condo that saw strong appreciation before reaching today’s market plateau.

Edgecombe Parc is a 49-unit, 2014-built condominium currently operating as a high-friction, low-appreciation Yield-Oriented asset.

The Brittania (527 West 110 Street) is a 56-unit prewar hybrid condominium that doubled in value over two decades before entering the current market plateau.

545 West 110 Street is a 57-unit postwar hybrid condominium that has appreciated from its 2005–2007 baseline to approximately $1,500–$1,600 per square foot.

The Vandewater is a large-scale (183-unit) 2019 new development condominium operating as a high-friction Yield-Oriented asset.

The Nicholas is a boutique 12-unit postwar condo (built 2009) that operates as a highly efficient Hybrid asset.

Hamilton Parc is a 29-unit, 2006-built postwar condo operating as a Hybrid asset currently stalled by macro market headwinds.

Riverhouse is an Appreciation-Driven asset that serves as the gold standard for performance in Battery Park City, outperforming the sub-neighborhood by 51.8%. The building’s health is anchored by its 3BR segment, which captures elite rent efficiency ($110/SF) and maintains steady compounding appreciation. However, investors face significant "income leakage" in the rental market for smaller units and substanti liqaluidity risk in the 'B' stack and combination units, where marketing periods can exceed three years. Opportunity lies in high-floor 'D' and 'T' lines which command structural premiums, while risk is concentrated in lower-floor inventory prone to unit mix imbalance and resale volatility.

Hudson Tower is a high-depth Hybrid asset that serves as a core liquidity provider in Battery Park City, despite underperforming the sub-neighborhood by 12.3%. The building’s health is anchored by its 1-bedroom units, which capture steady rent efficiency (~$70/SF) but are prone to significant "income leakage" in specific stacks where vacancy can exceed 400 days. While the building demonstrates robust long-term compounding since 2002, investors face substantial liquidity risk in the 'A' and 'C' lines where marketing periods often exceed nine months. Opportunity lies in the fast-clearing 'H' and 'B' lines for yield, while risk is concentrated in lower-floor units prone to chronic market lag.

The Cove Club is a Hybrid asset that serves as a core liquidity provider for entry-level inventory in Battery Park City, despite underperforming the sub-neighborhood by 24.3%. The building’s health is anchored by its 1BR segment, which maintains steady resale volume and captures elite rent efficiency up to $81/SF. While the building demonstrates robust long-term compounding since 2002, investors must navigate significant "income leakage" in the rental market for specific stacks ('J', 'B') and severe liquidity risk in the 3BR sector where marketing periods exceed nine months. Opportunity lies in high-floor 'G' and 'F' lines for capital growth, while risk is concentrated in oversized units prone to chronic market lag.

The Ritz-Carlton Residences is a high-depth Hybrid asset that serves as a performance anchor for Battery Park City, outperforming the sub-neighborhood by 6.0%. The building's health is driven by its 4BR+ and 3BR segments, which clear faster than smaller units and capture elite rent efficiency up to $95/SF. While the building has demonstrated robust compounding appreciation since its 2003 sponsor cycle, investors face significant "income leakage" in the rental market for larger units and substantial liquidity risk in the 2BR sector where marketing periods exceed six months. Opportunity lies in high-floor 'A' and 'G' lines with proven premium persistence, while risk is concentrated in lower-floor 'C' units prone to chronic market lag.

Liberty House is a Hybrid asset that serves as a core performance anchor for Battery Park City, outperforming the sub-neighborhood by 13.5%. The building’s health is driven by its 1BR segment, which maintains steady resale volume and captures elite rent efficiency up to $99/SF. While the building demonstrates robust long-term compounding since 2003, investors must navigate significant "income leakage" in the rental market for larger units and severe liquidity risk in the 4BR+ sector where marketing periods can exceed 500 days. Opportunity lies in high-floor 'C' and 'F' lines for capital growth, while risk is concentrated in oversized units prone to chronic market lag and pricing drawdowns.

199 Mott Street is a high-performance rental asset but a capital depreciation trap. Post-sponsor data confirms a pattern of "Sponsor Price Normalization," where initial buyers from 2015 paid premiums ($2,400+ PPSF) that the resale market has never supported. Long-term owners consistently realize losses of 10–15% upon exit (Appreciation Score 20). However, the building excels as an income generator (Rent Capture Score 90), commanding $115/SF+ rents with rapid absorption. It is suitable only for yield-focused investors buying at the reset basis (~$2,000 PPSF), not for those seeking capital appreciation.

259 Elizabeth Street is a high-velocity "Hybrid" asset that functions as an efficient income generator in the NoLita market. Post-sponsor data confirms the building's compact unit mix (mostly <700 sq ft) drives exceptional liquidity (Score 80) and elite rent capture ($110/SF, Score 88), with units typically renting in under 15 days. While appreciation is consistent (CAGR ~3–4%), it generally tracks the market rather than outperforming it significantly. The asset is ideal for investors seeking low-vacancy yield and a liquid exit strategy around the $1M price point, provided they are comfortable with small-format inventory.

285 Lafayette Street is a "Trophy Storage" asset that excels at long-term capital preservation and appreciation but suffers from significant liquidity friction. Post-sponsor data confirms that while the building commands high pricing ($2,500–$3,200 PPSF) and elite rents ($100/SF), realizing this value takes time—often 6 to 9 months on the market (Liquidity Score 55). It is best suited for "patient capital" investors who can weather extended marketing periods to capture strong compounding returns (Appreciation Score 88), rather than traders needing quick exits. The large unit sizes and high price points make it vulnerable to "Liquidity Shift" during market corrections.

372 Broome Street is a "Core" wealth preservation asset that rewards long-term holders but punishes short-term traders. Post-sponsor data shows reliable compounding for 10-year holds (CAGRs 3–4%), particularly in the A-Line and Penthouses. However, liquidity is a major friction point; standard resale listings often languish for 6+ months (Liquidity Score 45). The building exhibits stark "Line-level premium persistence," where the B-line severely underperforms the rest of the building. This is an asset for patience, not yield or quick flips.

224 Mulberry Street is a "Trophy Asset" characterized by extreme exclusivity and high volatility. It behaves as a pure capital appreciation play with zero yield component (no rental history). Post-sponsor data is thin but reveals a binary outcome profile: owners who time the market perfectly (e.g., selling in late 2021) can achieve massive gains (+42%), while those forced to sell in softer markets (e.g., 2020) or who overpaid at the sponsor stage face stagnation or losses. It lacks the defensive liquidity of units with broader appeal. This building is suitable only for buyers with infinite holding capacity who can wait years for the perfect Market regime timing to exit.

75 Kenmare Street is a high-yield trap for capital appreciators but a goldmine for landlords. Post-sponsor data confirms a sharp divergence: 1-bedroom units trade with healthy liquidity and moderate appreciation (+15%), while larger 2-3 bedroom units suffer from severe value compression (-16%) and extended marketing periods (up to 2 years). The building's "Rent Capture Score" (96) is elite, generating over $150/SF, yet this yield comes at the cost of capital volatility. It is a pure "Yield-Oriented" asset where the entry price must be aggressively negotiated below the 2020 sponsor basis to avoid future losses.

One Ten Third (110 Third Avenue) is a Yield-Oriented asset that has spent the last decade working off a valuation bubble. Post-sponsor analysis shows that the building is currently trading ~20–25% below its 2017 peak on a price-per-square-foot basis ($1,550 vs $2,100). Long-term holders (2013–2017 vintage) are realizing zero nominal gains or actual losses upon exit, missing the broader market rally entirely. However, for fresh capital, the building is a robust income generator. With 1-bedroom units renting for near $95 PPSF and resale prices corrected, investors can secure 6% gross yields—provided they accept that equity growth will likely remain flat in the medium term.

100 Avenue A is a Yield-Oriented condo that serves as a cautionary tale of "Sponsor Premium Evaporation." Post-sponsor analysis reveals that buyers from the 2016–2017 launch are facing realized losses of 7% to 25% upon resale in the 2021–2025 window. While the building underperforms significantly on appreciation (PPSF dropped from ~$1,800 to ~$1,460), it excels at rent capture. 1-Bedroom units rent rapidly (under 20 days) and command premiums of $90–$96 PPSF. Investors should approach this asset strictly for cash flow, targeting purchase prices below $1,500 PPSF to ensure a 6%+ cap rate, while avoiding any expectation of returning to 2017 peak pricing in the near term.

The American Felt Building (114 East 13th St) is a historic loft condo that has transitioned from a high-growth asset to a Yield-Oriented store of value. Post-sponsor analysis shows that while early buyers (2004–2010) doubled their equity, buyers from the 2016–2017 peak are currently exiting at flat prices or nominal losses, having missed the broader market rally (NYXRCSA +22%). Despite this equity stagnation, the building is a rental powerhouse, with 1-bedrooms commanding $8,400+ ($82 PPSF) and penthouses topping $119 PPSF. Investors should approach this as a defensive income play, targeting 5.5%+ yields, but should not underwrite significant short-term appreciation.

The New Theatre Building (240 East 10th Street) is a Yield-Oriented asset currently functioning as an "Equity Trap" for medium-term holders. Post-sponsor analysis reveals a sharp decoupling from the broader market: while the NYXRCSA Index surged to record highs in 2025, resale prices in this building have reverted to levels seen a decade ago. Investors who bought in 2016 have realized ~15% nominal losses in 2023–2025 sales. While the building offers stable rental inventory (2-beds rent for ~$9,000), yields are modest (~3.6% on premium units), and liquidity is volatile. Buyers should demand aggressive discounts (targeting ~$1,200–$1,300 PPSF) to insulate against the building's proven lack of appreciation.

The Avant (533 East 12th Street) is a Yield-Oriented asset currently suffering from a "New Development Hangover." Post-sponsor analysis shows a sharp bifurcation: while rental income is elite (Studios yield ~6.6% and rent in <20 days), resale liquidity has collapsed. Recent sellers of 2-bedroom units have faced days-on-market averaging 200–400+ days and have been forced to accept prices ~15–20% below 2022 peaks. The building generates cash flow effectively but is currently leaking equity value. Investors should approach this as a long-term hold for income, as short-term resale profit is non-existent in the current cycle.

52 East 4th Street is a Yield-Oriented boutique condo that functions as a high-performance rental machine but a stagnant equity asset. Post-sponsor analysis reveals a stark disconnect: while the "full-floor with pool" product commands elite rents ($17,000/mo or $150 PPSF in 2025), resale values have reverted to 2012–2013 levels. Long-term holders, particularly of the Penthouse and 1-bedroom lines, have seen nominal losses or zero real growth over 15 years. Investors should approach this building strictly for its 6.5%–7.5% cap rate potential, understanding that liquidity for large units is slow (130+ days) and appreciation is historically non-existent.

Christadora House (143 Avenue B) behaves as a classic Yield-Oriented asset: it is a powerful income generator that struggles to compound equity value. Post-sponsor analysis reveals a building where rental yields for 2025 buyers are exceptional (estimated ~7% cap rates for units like 6A), yet resale liquidity is critically low, with inventory frequently languishing for 6 to 8 months. While high-floor units with park views command significant premiums ($2,000+ PPSF), standard units have seen minimal appreciation over the last 7–10 years, significantly underperforming the NYXRCSA benchmark. Investors should view this as a "bond with a view"—buy for the stable, high rental income, but do not expect capital appreciation to beat the market.

The Contempora (111 Third Avenue) is a quintessential Yield-Oriented asset that offers exceptional liquidity and income potential but minimal capital appreciation. Post-sponsor analysis reveals that while units fly off the market in under 25 days (elite liquidity), sale prices have effectively flatlined since 2016, underperforming the NYXRCSA benchmark significantly. Conversely, rent capture is robust, with studios and 1-beds generating estimated gross yields of 7–8% in the 2025 market. This building is a "buy-to-rent" stronghold; buying for short-term resale profit is ill-advised due to the demonstrated price ceiling.

425 East 13th Street is a classic Yield-Oriented asset that acts as a "rental powerhouse" but an "equity trap." Post-sponsor analysis shows that while the building commands top-tier rents ($100–$116 PPSF in 2025), resale values have mean-reverted to 2013 levels. Long-term holders of 7–10 years are realizing nominal losses (e.g., Unit PHA selling for $450k less in 2025 than 2017). Investors should treat this strictly as a high-yield instrument (Cap Rates ~7%+) and avoid banking on capital appreciation. The liquidity friction is high (170+ days to sell), meaning exit strategies must be patient.

The Copper Building (215 Avenue B) is a Yield-Oriented asset that excels at generating income but currently fails to retain value. Post-sponsor analysis highlights a stark liquidity crisis, with resale days-on-market expanding to 6+ months in 2025–2026. While rental demand is robust—especially for studios, where rents have compounded at ~5% annually—sale prices have reverted to levels last seen in 2014. Investors should approach this building strictly for its cap rate potential, as the data indicates a -10% to -24% price correction from 2021 peaks. Avoid short-term resale strategies here; income capture is high, but equity is leaking.

Gramercy Park Habitat (205 East 22nd St) is a Hybrid / Defensive prewar condo that excels at value preservation but currently lacks appreciation momentum. While the building delivered massive returns for buyers between 2009 and 2017, resale performance from 2015–2023 has been largely flat, with nominal gains of only 3–5% over 5-year hold periods. The asset functions reliably as a rental vehicle ($65–$75/SF), particularly for 1-bedroom units which absorb quickly. It is a "safe harbor" asset that avoids the volatility of new development but currently underperforms the NYXRCSA growth benchmark.