Hudson View East (250 South End Avenue)

Hudson View East is a high-volume Hybrid asset that serves as a reliable entry-level anchor in Battery Park City, despite underperforming the sub-neighborhood by 10.8%. The building’s health is anchored by its 1-bedroom and studio segments, which capture steady rent efficiency (~$80/SF) and turnover efficiently. While the building demonstrates robust long-term compounding since 2003, investors must navigate significant "income leakage" in the rental market for non-standard units and severe liquidity risk in the 2-bedroom sector, where marketing periods average six months. Opportunity lies in the fast-clearing 1BR 'G' and 'H' lines, while risk is concentrated in larger units prone to chronic market lag.

Tony InJe Yeo

Feb 26, 2026

Contents

1. BUILDING OVERVIEW (ANALYST FRAMING)2. UNIT MIX & COMPOSITION 3. LINE (STACK) PERFORMANCE — RESALE ONLY 4. BUILDING-WIDE PPSF TREND (NORMALIZED)5. RENT CAPTURE ANALYSIS 6. B³ SCORING SYSTEM (0–100)7. COMPOSITE SCORE & CLASSIFICATION 8. TRANSACTION EXAMPLES 9. RISKS & RED FLAGS 10. EXECUTIVE SUMMARY B³ SCORECARD

1. BUILDING OVERVIEW (ANALYST FRAMING)

Hudson View East (250 South End Avenue) is a mature postwar resale condo built in 1985 in Battery Park City. Standing 19 floors with 110 units, it is a full-service doorman development. Based on longitudinal transaction data, the building is classified as a Hybrid asset. While it underperforms the Battery Park City sub-neighborhood by 10.8%, it maintains high-depth liquidity with 116 recorded sales (exceeding 100% turnover of unit count over the data period) and robust rental activity. Its profile is defined by a heavy concentration of 1-bedroom units that drive consistent market clearing, balanced by a rental market achieving solid Yearly PPSF efficiency that is occasionally undermined by significant "income leakage" in combination units.

2. UNIT MIX & COMPOSITION

The unit mix is transaction-weighted based on 116 recorded sales,.

Unit Type	Recorded Sales	% of Activity	Median PPSF	Median DOM
Studio	11	~9.5%	$918	42
1BR	65	~56.0%	$830	61
2BR	34	~29.3%	$914	180
3BR+	<5	~4.3%	N/A	N/A

Liquidity stability is anchored in the 1-bedroom segment, representing over half of the building's activity with a respectable 61-day median DOM. Volatility is concentrated in the 2-bedroom segment, which exhibits a severe liquidity drag with a median of 180 days on market. This unit mix imbalance suggests the building functions efficiently as an entry-level residence but struggles to clear larger inventory at pace.

3. LINE (STACK) PERFORMANCE — RESALE ONLY

A. Liquidity Fastest-clearing resale lines include the 'G' and 'H' stacks (1BRs). Unit 12G cleared in 40 days and 3D in 36 days. Slowest-clearing lines include the 'B' and 'D' (2BR) stacks, with unit 11B languishing for 473 days, 15D for 445 days, and PH1B for 299 days.

B. Price Strength Structural premiums are found in the Penthouse and 'B' lines. Unit PH1B reached $1,360 PPSF and 16B hit $1,222 PPSF. Structural discounts are prevalent in the 'E' and 'A' lines, with unit 10E trading at $819 PPSF and 10A at $854 PPSF.

C. Appreciation The building is Compounding. Line 'D' (2BR) moved from $655 PPSF (2005) to $1,102 PPSF (2023),. Line 'F' (Studio) moved from $475 PPSF (2003) to $1,019 PPSF (2024),.

4. BUILDING-WIDE PPSF TREND (NORMALIZED)

2003–2005 (Early Period): Median PPSF established between $475 and $655,.
2014–2017 (Growth Period): Pricing stepped into the $900–$1,100 band,.
2024–2025 (Maturity): Resale values stabilized with a median near $900–$1,100, with outliers reaching $1,190.
Conclusion: Compounding. The building has effectively doubled its valuation floor since the early 2000s, tracking the trajectory of the NYXRCSA Oct 2025 benchmark (331.14), though with recent flattening.

5. RENT CAPTURE ANALYSIS

MANDATORY: Effective Annual Rent = Achieved Rent × (365 − Rental DOM) ÷ 365.
- High-Capture (Unit 15B): Rent $7,800, DOM 8. Effective Rent = $7,629.
- Mid-Capture (Unit 5H): Rent $4,000, DOM 14. Effective Rent = $3,846.
- Leaky (Unit 4C): Rent $3,500, DOM 131. Effective Rent = $2,243.
- Extreme Leakage (Unit 16BD): Rent $12,000, DOM 216. Effective Rent = $4,898.
Rent efficiency is strong in standard units ($70–$80 Yearly PPSF), but the building is prone to severe income leakage in combination units (16BD) and specific 1BRs where DOM exceeds 100 days, erasing over 40-50% of potential annual yield.

6. B³ SCORING SYSTEM (0–100)

Liquidity Score: 65 (High depth is offset by a building-wide median DOM of 71 days and severe 400+ day outliers in the 2BR segment),.
Rent Capture Score: 68 (Solid Yearly PPSF efficiency of ~$80 is degraded by vacancy leakage in non-standard units),.
Appreciation Score: 70 (Consistent long-term compounding over 20 years, though capped by the 10.8% sub-neighborhood underperformance),.

7. COMPOSITE SCORE & CLASSIFICATION

Composite Score: (65 × 0.35) + (68 × 0.30) + (70 × 0.35) = 67.65
Category Label: Hybrid (All scores ≥ 65).
Unit Mix Summary: ~56% 1BR, ~29% 2BR, ~9% Studio.

8. TRANSACTION EXAMPLES

Resale Appreciation:

Unit 8D (2BR): $655 PPSF (2005) → $844 PPSF (2007) → $1,102 PPSF (2023). +68.2% (Total). Drivers: (1) Market regime timing, (2) Line-level premium persistence,,.
Unit 12F (Studio): $475 PPSF (2003) → $774 PPSF (2007) → $1,019 PPSF (2024). +114.5% (Total). Drivers: (1) Market regime timing, (3) Liquidity shift,,.
Unit 15B (2BR): $755 PPSF (2009) → $1,230 PPSF (2015). +62.9%. Drivers: (1) Market regime timing,.
Unit 6D (1BR): $484 PPSF (2010) → $1,193 PPSF (2017). +146.4%. Drivers: (1) Market regime timing,.

Resale Depreciation / Drawdown:

Unit 2G (2BR): $784 PPSF (2021) → $337 PPSF (2010 - Historical Volatility Check). Note: Recent 2G sale was $955k (2021), down from implied peaks in similar lines. Drivers: (4) Unit size / unit mix imbalance,.
Unit 10D (2BR): $920,000 (Sale 2021) vs $1,070,000 (Unit 16D, 2014). -14.0% relative drop. Drivers: (1) Market regime timing, (3) Liquidity shift (180 DOM),.
Unit 8D (2BR): $1,102 PPSF (2023) vs $1,360 PPSF (PH1B 2021). Lagging premium. Drivers: (2) Line-level premium persistence,.
Unit 11B (2BR): $1,225,000 (2018) after 473 DOM. Drivers: (3) Liquidity shift.

9. RISKS & RED FLAGS

Chronic Long Resale DOM: The 2-bedroom segment is a major liquidity bottleneck, exhibiting a median DOM of 180 days. Units like 11B have sat for 473 days.
Income Leakage: Combination units (e.g., 16BD) show extreme vacancy risk (216 days), essentially wiping out nearly 60% of the first year's income.
What NOT to buy: Mid-floor 'B' or 'D' line 2-bedrooms if liquidity is a priority. These units consistently show the longest marketing periods and pricing friction.

10. EXECUTIVE SUMMARY

Hudson View East is a high-volume Hybrid asset that serves as a reliable entry-level anchor in Battery Park City, despite underperforming the sub-neighborhood by 10.8%. The building’s health is anchored by its 1-bedroom and studio segments, which capture steady rent efficiency (~$80/SF) and turnover efficiently. While the building demonstrates robust long-term compounding since 2003, investors must navigate significant "income leakage" in the rental market for non-standard units and severe liquidity risk in the 2-bedroom sector, where marketing periods average six months. Opportunity lies in the fast-clearing 1BR 'G' and 'H' lines, while risk is concentrated in larger units prone to chronic market lag.

B³ SCORECARD

Liquidity Score: 65
Rent Capture Score: 68
Appreciation Score: 70
Composite Score: 67.65
Category Label: Hybrid
Unit Mix Summary: Transaction-weighted estimate of ~59% 1BR, ~31% 2BR, ~10% Studio, nominal 3BR+.

Sponsor Normalization: The building was built in 1985. The provided dataset begins in 2003. Zero transactions were reclassified as sponsor-driven because the 5-year sponsor window (1985–1990) is not present in the data,.

Benchmark: Analysis utilizes the NYXRCSA Oct 2025 index of 331.14 for temporal context.