A fresh start – by Shallini Mehra and Amit Doshi

January 27th 2026

For the past several years, the New York City multifamily housing market has been defined by disruption. The combined impact of the HSTPA rent laws and a sharply higher interest rate environment has fundamentally reduced asset values and investor expectations. Owners and lenders hold a substantial inventory of stabilized multifamily properties that remain underwater and face imminent refinancing challenges.

In the early stages of this downturn, lenders were often willing to accept relatively modest haircuts—typically 5–10% of the unpaid principal balance—in hopes of avoiding deeper losses. That window has since closed. Today, distressed assets are routinely trading at 30–60% discounts, with pricing driven by asset quality, rent collections, and regulatory exposure. In many cases, properties are changing hands at 3–5x gross rent multipliers, with cap rates approaching 8–10%—levels that would have been nearly unthinkable just a few years ago.

This reset has been painful, and investors and lenders alike have absorbed millions in losses. Additionally, the increasingly restrictive regulatory environment continues to inject uncertainty into underwriting and long-term planning. Yet within this correction lies the foundation for a fresh start. Buyers are able to enter the market today at an exceptionally low basis, creating room to weather near-term operational challenges and focus on cash flow durability. For sellers, relinquishing ownership has often become a pragmatic choice—an opportunity to sever unsustainable debt obligations and move forward, particularly in situations involving recourse or guarantees.

Although the road ahead remains complex, the NYC market is finding its new equilibrium. With measured optimism, the city’s progressive focus on affordable housing may, over time, create new opportunities for New York City’s commercial real estate players.

Shallini Mehra is a managing director and Amit Doshi is a senior executive managing director at Meridian Investment Sales, New York, N.Y.