880 Boynton Ave Unit 13A · New York, NY 10473

$205,000

1 bd · 1.0 ba · 750 sqft · Condo · 9 Days on market

Built 1962 ↓ 15% since listing

---

Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.0/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 880 Boynton Avenue, Unit 13A. Located high on the 13th floor, this sun-drenched one-bedroom, one-bathroom co-op offers a peaceful, move-in-ready sanctuary with a private balcony and an incredibly low monthly maintenance fee of just $608. The owners recently replaced all the flooring throughout the entire apartment, so you can move right in without projects hanging over your head. The home features an exceptionally large galley kitchen thoughtfully designed with an efficient workflow, offering plenty of counter space and coming fully equipped with a stove, refrigerator, microwave, and dishwasher. The bedroom is very generous in size, offering an abundance of storage highlighted by

Key facts

• His and her closets
• On site parking
• Private balcony

Tags

• PRIVATE BALCONY
• LARGE GALLEY KITCHEN
• HIS AND HER CLOSETS
• 24 HOUR SECURITY
• IN HOUSE LAUNDRY ROOM
• ON SITE PARKING

Property features AI

Exterior

• Parking: Assigned parking; On-street parking; Parking lot
• Utilities: Public sewer; Electricity available; Natural gas available; Water available; Sewer available; Public trash collection; See remarks regarding utilities
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick and other construction materials; Other foundation details
• Exterior features: Not waterfront; Other exterior features

Interior

• Kitchen: Convection oven; Cooktop; Oven; Exhaust fan; Refrigerator
• Bedrooms: Total rooms: 4; Basement level: Finished full basement
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Other heating; Wall/window air conditioning units
• Interior features: Energy Star qualified doors; Open kitchen; Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $27 ($324/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Cap rate 6.5% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: 141 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $2,597/mo this rent would consume 59% of the median local household income ($52k/yr) (locally 3913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-31,087
• Equity at exit: $30,566

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-23,180
• Equity at exit: $17,725

Cash invested: $57,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 10473

• Active inventory: 141
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,597 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA est. from 1 same-building comp: −$608
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $27

Break-even live

Break-even rent $2,563

Max offer price $205,000

Occupancy floor 94%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $205,000 Active 9 DOM
2. 2026-06-17
   days on market $205,000 Active 8 DOM
3. 2026-06-16
   days on market $205,000 Active 7 DOM
4. 2026-06-15
   days on market $205,000 Active 6 DOM
5. 2026-06-13
   days on market $205,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   days on marketlisting id $205,000 Active 1 DOM
8. 2026-06-08
   remarks 424-char remark
9. 2026-06-08
   listed $205,000 Active 74 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,165
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − HOA: −$7,296
• − Depreciation: −$5,964
• Taxable loss: −$2,664
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $963/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Bronx County · 1,197,324 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 58,855
• Household income: $52,462
• Rent vs Own: 71.4% rent · 28.6% own
• Severe rent burden: 3913.0

Population outlook (Bronx County) Hauer SSP2

• Today (2025): 1,607,353 people
• By 2030: 1,681,852 · +4.6%
• By 2040: 1,824,421 · +13.5%
• By 2050: 1,945,470 · +21.0%
• By 2075: 2,187,887 · +36.1%
• By 2100: 2,244,136 · +39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% Black 34% Two or more races 12% Asian 2% White 2%
• Hispanic origin (detail): Puerto Rican 31% Dominican 20%
• Common ancestry: British 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 45% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Bronx

• 2024 margin: Solid D (+45.4) · D 72.7% · R 27.3%
• 2008→2024 swing: -32.3pp toward R · 2008: 77.8pp · 2024: 45.4pp
• All cycles: 2024: D+45.4 2020: D+67.6 2016: D+79.1 2012: D+82.9 2008: D+77.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -212.70%
• Current HPI: 276.2941
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-14.6% since first listed

29 events — show timeline

• 2026-06-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-06-08 Listed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-07 Price Changed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $225,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-08 Listed $232,800 OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-28 Price Changed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-26 Price Changed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-18 Price Changed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-07 Price Changed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-06 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-01-10 Listed $190,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-14 Price Changed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-07 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-06-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-04-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-03-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-02-01 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-31 Price Changed $195 OneKey® MLS as Distributed by MLS Grid
• 2022-12-05 Price Changed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-23 Listed $240,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-10-07 Listed $240,000 OneKey® MLS as Distributed by MLS Grid