Comp Analysis · Lenox Hill

The Impala · Unit 6M Valuation

404 East 76th St · Studio · 1 bath · ~500 sq ft · East wing, southern exposure

Market Value

$630,000

Suggested List

$640,000

Implied $/sq ft

$1,259

Expected days on market

30–60

Avg comp discount (rounded up)

Studio Sales · Comps

Unit	Sold	Price	Sq Ft	$/Sq Ft	vs Ask
4M est.	04/28/26	$607,600*	~490*	$1,240	−2.0%*
3O ✓	03/09/26	$615,000	480	$1,281	0.0%
2N ✓	12/11/25	$640,000	505	$1,267	−1.5%
3M ✓	08/08/24	$617,500	~495*	$1,247	−3.5%
Avg	—	$620,025	492	$1,259	−1.7%

* 4M closing not yet recorded — applied 2% avg discount (rounded up from 1.66% across the three verified comps).
* Sq ft for 4M and 3M not published on StreetEasy; estimated from M-line stack (5M=474, 6M=500, 7M=515).
All comps are Studio / 1 bath, same building.

Size

500 sq ft

Layout

Studio · 1 bath · 2 rooms

Floor

6th (mid-floor)

Exposure

South, east wing

Views

Courtyard / townhouses

Common charges (est.)

~$625/mo

Taxes (est.)

~$580/mo

Last activity

Rented 4/2019 · $2,550/mo

Avg comp $/sq ft: $1,259 across 4 studio sales (2024–26)

Market value of 6M: 500 sq ft × $1,259 → $630,000

List price uplift: grossed up so the expected −2% close-vs-ask still lands at market value → $640,000

List at $640,000. Expect a 1–2% negotiation, closing near $630K market value.
Aggressive play: $629,000 to drive multiple offers — has worked historically (3N traded over ask in '22).
Patient play: $650,000 if testing the ceiling; reduce to $629K after 30 days if no traction.
Fair-value band: $615K – $650K depending on condition, light, and finishes.