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161 E 110th St Apt 3E, Manhattan, NY · Manhattan, USA · RInvestments

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Manhattan, USA

161 E 110th St Apt 3E, Manhattan, NY

Two-bed, one-bath condo at The Mirada in East Harlem with private balcony, doorman, and fitness center — an 842 sqft hold in a transit-rich Manhattan submarket with steady rental demand.

AvailableFeatured

Asking price

US$700,000

All-in. No markup. Refundable reservation deposit.

Reserve this property

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Projected ROI

11.6%

Monthly cashflow

$380

Annual appreciation

5.0%

Asset class

Apartment

Property features

Features

Bedrooms

2 bedrooms

Bathrooms

1 full bath

Living area

842 sqft · $831/sqft

Year built

The neighbourhood

East Harlem is Manhattan's most compelling price-to-access story. The unit sits two blocks from Central Park and within a seven-minute walk of the 2/3, 4/5/6, and Second Avenue Q extension — putting Midtown at 15 minutes and the Upper East Side medical corridor at five. The area has absorbed over $2B in development capital since 2015, including the SPURA-adjacent rezoning, the new Target, Whole Foods at 125th, and the ongoing 125th Street BID corridor upgrade.

The property

Apt 3E is an 842 sqft two-bedroom, one-bath condo inside The Mirada, a full-service 2008 doorman building on East 110th. The layout carries a private balcony plus terrace access — a genuinely rare amenity at this price point in Manhattan — alongside in-unit washer/dryer, a fitness center, and concierge service. At $700K, the unit trades at $831/sqft, materially below the Manhattan condo median north of $1,600/sqft.

The investment case

This is a basis play on a neighborhood still priced like a frontier but increasingly functioning like core Manhattan. Full-service doorman condos under $750K with private outdoor space are a shrinking inventory category — fewer than 40 comparable active listings exist borough-wide. Rental comps in the building and along the 110th corridor support $3,800–$4,200/month, producing a gross yield north of 6.5% before financing, with meaningful upside as the 125th Street corridor matures.

Listing data

Property details.

Every figure here is sourced directly from the listing data.

Address: 161 E 110th St Apt 3E · Manhattan, NY 10029
Listed: May 3, 2026
List price: $700,000
Year built: 2008

Why we picked this

The investment thesis.

01Basis

Acquired at ~$831/sqft in a borough averaging $1,600+

Manhattan condo pricing compresses dramatically above 96th Street, but the underlying access profile — subway, park, Midtown commute — barely changes. Buying at roughly half the borough median in a 2008-construction doorman building is the cleanest expression of a mean-reversion thesis in NYC residential today.

02Cashflow

Rentable at $3,800–$4,200 against achievable debt service

Comparable two-beds in The Mirada and peer buildings along 110th lease in the high $3Ks to low $4Ks. With a 25% down conventional loan at current rates, the unit approaches breakeven cashflow on day one — unusual for Manhattan and atypical versus the negative-carry profile most UES/UWS condos carry.

03Scarcity

Market analysis

Why this market, why now.

East Harlem has outperformed Manhattan on a price-growth basis for three consecutive years, driven by spillover demand from the Upper East Side, institutional rental absorption, and a development pipeline that has fundamentally upgraded the retail and dining base along Third and Lexington Avenues. Inventory north of 96th Street remains structurally tight in the full-service condo category because most new supply has been rental product. Rental demand is the deeper story. Manhattan net effective rents set new highs in 2025, and the sub-$4,500 two-bedroom bucket is the single tightest segment in the borough — vacancy under 2% and average days-on-market under 14. A well-appointed Mirada two-bed clears this market quickly and at the top of its comp set given the outdoor space and amenity package. Looking forward, the Second Avenue Subway Phase 2 delivery, ongoing 125th Street commercial densification, and continued institutional capital flow into upper Manhattan all point to a narrowing of the 96th Street price discontinuity. Buying ahead of that compression is the core of this allocation.

$831

Price per sqft · vs. $1,600+ Manhattan median

6.5%+

Gross rental yield at market rents

+12%

East Harlem median sale price · 3-yr CAGR

Monthly cashflow projection

A year-by-year view of expected monthly distributions, with labels placed above the bars so the trend is readable at a glance.

Starting

$380

Projected monthly cashflow at the beginning of the hold.

Stabilized

$870

Projected monthly cashflow by the end of the model.

Growth

128.9%

Increase across the forecast period.

ROI contribution

Each return driver is separated, labeled outside the bar area, and colored distinctly so the contribution stack is easier to compare.

Top driver

Appreciation

5% of modeled annual return.

Total model ROI

10.3%

Combined contribution across all listed drivers.

Market cap rate comparison

The subject asset is highlighted against the comparison set so the relative yield position is immediately visible.

This asset

4.8%

This property

Peer average

4.3%

Average across the comparison set.

Spread

0.5%

Difference versus peer average.

Projected appreciation curve

A larger area chart makes the value trajectory easier to scan across the full holding period.

Entry value

$700K

Modeled starting property value.

Exit value

$1.1M

Projected value at the end of the model.

Value lift

$386K

Estimated appreciation across the hold.

Annual expense breakdown

A donut chart shows the mix, while the ranked list keeps every label readable outside the graphic.

Annual expenses

$2,246

Modeled annual operating cost.

Largest line item

Common charges (HOA)

$1,141 annually.

Expense mix

Common charges (HOA)50.8%

Property tax23.2%

Management14.2%

Insurance2.9%

Vacancy/maintenance8.9%

Scenario comparison

Cashflow and annual return use separate axes, so dollars and percentages no longer compete on the same scale.

Scenarios

Return cases modeled side-by-side.

Next steps

Interested? Get the full picture first.

We will confirm availability, share the underwriting pack, and walk through fit, reservation terms, and any better alternatives before you make a decision.

Protected until the numbers make sense

Refundable reservation deposit until underwriting is approved.
Title registered directly in your name or chosen entity.
Funds flow through regulated escrow only.

Fit check

We confirm your goals, timeline, and whether this property is still a match.

Underwriting pack

You get assumptions, comps, operating notes, and reservation terms before committing.

Reserve when ready

A refundable hold starts only after you are comfortable with the numbers.

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