190 E 72nd St Unit 25BD · New York, NY 10021

$2,550,000

5 bd · 5.0 ba · 3,200 sqft · Townhouse · 68 Days on market

Built 1960 Excellent condition $797/sqft · 61% below area $13815/mo HOA · 177% of rent

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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).

• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Rent growth +4.8/5.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Apartment 25BD is a high-floor, luxuriously renovated, corner residence offering 5 bedrooms, 4 full bathrooms, and 2 half bathrooms. The apartment is approximately 3,200 square feet, and all rooms have incredible natural light and open city views. This expansive home showcases exceptional craftsmanship, modern infrastructure, and timeless finishes, with every detail thoughtfully designed for comfort, functionality, and style. A grand living room with an adjacent spacious den and an oversized dining room provides an elegant setting for entertaining. The sunny, separate, and grand bedroom wing has spectacular views.

Key facts

• Grand living room
• Expansive home
• $13,815 HOA

Tags

• HIGH-FLOOR CORNER RESIDENCE
• EXPANSIVE HOME
• GRAND LIVING ROOM
• SEPARATE OFFICE BEDROOM
• GOURMET EAT IN KITCHEN
• DEDICATED IN UNIT LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath townhouse listed at $2.55M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-25k ($-303k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $781k (69.4% below list).
• Recommended offer: $781k (69.4% below list) — sets the bar for 1% rule.
• Cap rate -5.6% vs local median 2.7% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+9.1%/yr); 511 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $7,806/mo this rent would consume 59% of the median local household income ($159k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $163k of equity ($18k loan paydown + $146k appreciation (5.7% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$261k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($2.40M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 177% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $780,609 (69.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 69% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.31% ✗
• Cap rate: -5.60%
• Cash-on-cash: -42.47%
• DSCR: -0.89
• GRM: 27.2

CMA / ARV

• ARV (median comp): $6,470,099
• List price: $2,550,000
• Delta: -60.59%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 E 71st St Unit 6C	0.06mi	4/2.5 (-1)	2,491 (-22%)	15mo	$787,500	$316	45
910 5th Ave Unit 10B	0.35mi	5/4.0	3,531 (+10%)	22mo	$549,990	$156	44
201 E 69th St Unit 14Y	0.13mi	4/3.0 (-1)	2,677 (-16%)	19mo	$290,000	$108	40
11-38 30th Rd	1.48mi	5/4.0	3,443 (+8%)	12mo	$1,700,000	$494	38
1520 York Ave Unit 26E	0.64mi	4/3.0 (-1)	3,091 (-3%)	20mo	$1,870,840	$605	35
181 E 90th St Ph 32A	0.94mi	4/4.5 (-1)	3,553 (+11%)	9mo	$7,425,000	$2,090	32
330 E 100th St Apt 3A	1.45mi	4/3.5 (-1)	3,444 (+8%)	16mo	$860,000	$250	28
239 E 60th St Unit 4R	0.58mi	5/3.0	2,619 (-18%)	20mo	$479,915	$183	24
333 E 49th St Unit 11B	1.15mi	5/3.0	2,500 (-22%)	14mo	$355,550	$142	20
301 Park Ave #3210	1.12mi	5/3.0	2,510 (-22%)	18mo	$244,000	$97	17
514 E 88th St Unit 5-A	0.95mi	4/3.5 (-1)	2,800 (-12%)	21mo	$634,900	$227	16
225 E 95th St Unit D34M	1.22mi	4/3.0 (-1)	2,500 (-22%)	20mo	$389,990	$156	10

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.71% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: -0.21×
• Total profit: $-866,670
• Equity at exit: $1,557,001

10-year hold

• IRR: -7.0%
• Equity multiple: -0.62×
• Total profit: $-1,157,369
• Equity at exit: $2,784,643

Cash invested: $714,000 (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 →

Active competition Active MLS

• For sale now: 91 active · 1 under contract
• Median asking: $5,450,000 ($1734/sqft)
• Median days on market: 105 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +16.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10021

• Home prices YoY: 3.7%
• Rents YoY: 9.1%
• Active inventory: 511
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $7,806 medium
• Mortgage (P&I): −$13,372
• Tax est. 1.5%: −$3,188 /mo · $38,250/yr
• Insurance: −$1,062
• HOA: −$13,815
• Vacancy / Maint / Mgmt: −$1,639
• Net cashflow: $-25,271

Break-even live

Break-even rent $39,794

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-23,508	-5% $-24,390	+0% $-25,271	+5% $-26,152	+10% $-27,033
Rent	-10% $-25,887	-5% $-25,579	+0% $-25,271	+5% $-24,962	+10% $-24,654
Rate	-1.0pp $-23,986	-0.5pp $-24,622	base $-25,271	+0.5pp $-25,931	+1.0pp $-26,604

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: $637,500
• Closing costs: $76,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 E 69th St New York, NY	4.0	4.0	2200	$17,500	$7.95	18d	1	0.18mi
422 E 72nd St Unit 32DE New York, NY	4.0	4.5	3368	$40,000	$11.88	73d	1	0.38mi
306 E 81st St Unit 2 New York, NY	4.0	1.5	2700	$12,500	$4.63	4d	1	0.48mi
126 E 62nd St Unit 2 New York, NY	4.0	3.0	4000	$30,000	$7.50	55d	1	0.53mi
150 E 57th St New York, NY	5.0	1.0–7.5	2750	$31,730	$11.54	0d	5	0.77mi
1228 Madison Ave #2 New York, NY	4.0	4.5	3962	$65,000	$16.41	73d	1	0.88mi
320 E 55th St New York, NY	4.0	4.5	3350	$24,500	$7.31	73d	1	0.90mi
320 E 55th St New York, NY	4.0	4.5	3350	$20,000	$5.97	64d	1	0.90mi
323 E 51st St Unit 1024750P New York, NY	2.0–4.0	2.0–3.0	2093	$31,500	$15.05	7d	3	1.06mi
108 W 73rd St Apt 3 New York, NY	4.0	4.0	4500	$25,000	$5.56	1d	1	1.09mi
150 Columbus Ave Unit 26C/27C New York, NY	5.0	5.5	4200	$49,500	$11.79	73d	1	1.11mi
333 E 46th St New York, NY	2.0–4.0	2.0–3.0	2200	$15,500	$7.05	13d	2	1.31mi
333 E 46th St New York, NY	2.0–4.0	2.0–3.0	1800	$15,500	$8.61	3d	3	1.31mi
333 E 46th St Unit 6H New York, NY	4.0	3.0	2200	$15,500	$7.05	14d	1	1.31mi
235 W 75th St #805 New York, NY	4.0	3.5	2397	$22,000	$9.18	0d	1	1.34mi
50 W 47th St Unit 312/313 New York, NY	4.0	2.0	3593	$20,000	$5.57	64d	1	1.36mi

Listing history 11 events

1. 2026-06-15
   days on market $2,550,000 Active 68 DOM
2. 2026-06-13
   days on market $2,550,000 Active 66 DOM
3. 2026-06-10
   days on market $2,550,000 Active 62 DOM
4. 2026-06-08
   days on market $2,550,000 Active 61 DOM
5. 2026-06-08
   days on market $2,550,000 Active 60 DOM
6. 2026-06-04
   days on market $2,550,000 Active 57 DOM
7. 2026-06-03
   days on market $2,550,000 Active 56 DOM
8. 2026-06-01
   days on market $2,550,000 Active 54 DOM
9. 2026-05-31
   days on market $2,550,000 Active 53 DOM
10. 2026-04-27
    price $2,550,000
11. 2026-04-08
    listed $2,795,000 Active

ⓘ 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 · 15 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: $93,673
• − Mortgage interest: −$142,840
• − Property taxes: −$38,250
• − Insurance: −$12,750
• − Repairs & maintenance: −$7,494
• − Management: −$7,494
• − HOA: −$165,780
• − Depreciation: −$74,182
• Taxable loss: −$355,116
• Est. tax savings @ 24.0%: +$85,228
• After-tax cash flow: $-218,020/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This high-floor, luxuriously renovated corner residence is in excellent condition with no visible repairs needed. The property offers exceptional craftsmanship, modern infrastructure, and timeless finishes, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Window treatments — Improves privacy and can increase both resale and rental value. ↑
• Both Flooring replacement — Can increase both resale and rental value by updating the flooring to a more modern style. ↑

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary East Side Elementary School-Ps 267 A+ NY #138/2,108 Nat'l #849/41,679 Middle Jhs 167 Robert F Wagner A NY #69/729 Nat'l #612/14,009 High Fannie Lou Hamer Freedom High School D NY #999/1,100 Nat'l #6,127/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 75/100

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: New York County · 1,825,725 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 39,868
• Household income: $158,677
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 4% of renters

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Population outlook (New York County) Hauer SSP2

• Today (2025): 1,825,725 people
• By 2030: 1,904,611 · +4.3%
• By 2040: 2,052,719 · +12.4%
• By 2050: 2,206,601 · +20.9%
• By 2075: 2,509,427 · +37.4%
• By 2100: 2,702,933 · +48.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 10% Hispanic / Latino 7% Two or more races 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Lithuanian 5%
• Foreign-born: 19% · Canada, China, Dominican Republic
• Languages at home: 74% English-only · Spanish 6% French/Haitian/Cajun 5% Other Indo-European 4%

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Political lean MEDSL · New York

• 2024 margin: Solid D (+64.8) · D 82.4% · R 17.6%
• 2008→2024 swing: -7.4pp toward R · 2008: 72.2pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+74.5 2016: D+77.2 2012: D+69.6 2008: D+72.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.71%
• Current HPI: 158.8838
• Rent YoY: ▲ 9.10%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

1 event — show timeline

• 2026-04-27 Price Changed $2,550,000 RLS at REBNY