220 W 111th St Unit 2B · New York, NY 10026

$699,000

2 bd · 1.0 ba · 610 sqft · Condo public records · 215 Days on market

Built 1910 $856/mo HOA · 13% of rent

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Why this score? — see what drove the C- 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 +12.7/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Live or invest just one block from Central Park! This stylish, mint-condition 2BR/1BA pre-war condo checks all the boxes-bright, quiet, and full of charm. Enjoy a spacious living room, compact chef's kitchen with stainless steel appliances, a windowed bath, 9-ft ceilings, crown molding, and new hardwood floors throughout. A perfect blend of classic character and modern comfort. Located on a peaceful, tree-lined block in South Harlem's coveted Gold Coast, The Park Central is a beautifully restored 24-unit gem featuring a marble-and-mosaic lobby with tin ceilings, a Common roof deck, and laundry. Minutes from Central Park, Morningside Park, the 2/3/B/C trains, Columbia University, and the

Key facts

• 9-ft ceilings
• Crown molding
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• COMPACT CHEF'S KITCHEN
• STAINLESS STEEL APPLIANCES
• WINDOWED BATH
• 9-FT CEILINGS
• CROWN MOLDING

Property features AI

Finance

• Other: Building has elevator(s); Multi-unit building with 25 total units
• HOA & community: Monthly association fee of $856; Pets allowed (dogs permitted)

Exterior

• Home design: Located on entry level 2; 6-story building; Park Central building; Zoning: R8A
• Exterior features: Building roof deck; East and south exposures; Has a view

Interior

• Kitchen: Dishwasher
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Interior features: Basement present (other type)
• Laundry & utility: Building laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $-82 ($-982/yr) — negative.
• To cash-flow at today's rent, offer at most $685k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $661k (5.4% below list).
• Recommended offer: $615k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• 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 (+2.5%/yr); 96 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($5k loan paydown + $37k appreciation (5.3% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.3% appreciation + 2.5% rent growth), your $196k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($615k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $555k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $615,120 (12.0% 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 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — 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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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 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: 0.95% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.26% appreciation · 2.46% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.83×
• Total profit: $163,059
• Equity at exit: $407,120

10-year hold

• IRR: 13.5%
• Equity multiple: 3.49×
• Total profit: $486,810
• Equity at exit: $711,907

Cash invested: $195,720 (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 10026

• Home prices YoY: 1.6%
• Rents YoY: 2.5%
• Active inventory: 96
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $6,614 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$494 /mo · $5,925/yr
• Insurance: −$291
• HOA: −$856
• Vacancy / Maint / Mgmt: −$1,389
• Net cashflow: $-82

Break-even live

Break-even rent $6,717

Max offer price $684,537

Occupancy floor 96%

Sensitivity live

Price	-10% $314	-5% $116	+0% $-82	+5% $-280	+10% $-478
Rent	-10% $-604	-5% $-343	+0% $-82	+5% $179	+10% $441
Rate	-1.0pp $270	-0.5pp $96	base $-82	+0.5pp $-263	+1.0pp $-447

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$8,195	$4.95	0d	1	0.31mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$8,940	$11.45	1d	2	0.33mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	23d	1	0.67mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$5,497	$9.83	1d	1	0.68mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$7,305	$8.58	1d	2	0.71mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$9,876	$12.77	0d	30	0.72mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$6,320	$7.02	26d	2	0.74mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$5,270	$6.59	26d	2	0.74mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	17d	1	0.87mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$13,166	$12.02	18d	1	0.88mi
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	8d	1	0.97mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$9,090	$12.12	1d	2	1.01mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$7,403	$12.69	1d	3	1.05mi
101 W 90th St New York, NY	3.0	1.0–2.5	962	$6,711	$6.97	0d	1	1.11mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$6,380	$10.63	4d	2	1.11mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	26d	1	1.12mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	4d	3	1.15mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	5d	4	1.15mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$9,660	$11.71	1d	2	1.16mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,810	$10.89	0d	1	1.17mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$6,100	$8.24	1d	2	1.21mi
210 W 89th St #165 New York, NY	1.0	1.0	600	$5,730	$9.55	1d	2	1.24mi
118 E 91st St Unit 1022052P New York, NY	3.0	1.0	592	$6,180	$10.44	9d	1	1.26mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	6d	1	1.34mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$4,022	$4.69	1d	21	1.39mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$7,570	$10.65	5d	3	1.39mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$5,138	$5.08	0d	181	1.40mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	8d	1	1.42mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	19d	1	1.43mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	22d	1	1.47mi

HOA detail condo

• Monthly dues: $856 · $10,272/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $699,000 Active 215 DOM
2. 2026-06-18
   days on market $699,000 Active 212 DOM
3. 2026-06-17
   days on market $699,000 Active 211 DOM
4. 2026-06-15
   days on market $699,000 Active 209 DOM
5. 2026-06-13
   days on market $699,000 Active 207 DOM
6. 2026-06-10
   days on market $699,000 Active 203 DOM
7. 2026-06-08
   days on market $699,000 Active 202 DOM
8. 2026-06-04
   days on market $699,000 Active 198 DOM
9. 2026-06-03
   days on market $699,000 Active 197 DOM
10. 2026-06-01
    days on market $699,000 Active 195 DOM
11. 2026-05-31
    days on market $699,000 Active 194 DOM
12. 2025-11-18
    listed $699,000 Active
13. 2025-07-02
    price $735,000
14. 2013-11-14
    soldstatus $555,000
15. 2013-08-28
    price $565,000
16. 2013-05-20
    listed $555,000

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $5,925 · $494/mo
• Projected year-2 tax: $8,869 · $739/mo
• Expected delta: +$2,944/yr (+$245/mo · 49.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $79,364
• − Mortgage interest: −$39,155
• − Property taxes: −$5,925
• − Insurance: −$3,495
• − Repairs & maintenance: −$6,349
• − Management: −$6,349
• − HOA: −$10,272
• − Depreciation: −$20,335
• Taxable loss: −$12,516
• Est. tax savings @ 24.0%: +$3,004
• After-tax cash flow: $2,021/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: New York County · 1,599,927 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 37,123
• Household income: $81,244
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 2685.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 45% White 25% Hispanic / Latino 18% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 8%
• Common ancestry: Lithuanian 2% Hispanic 2% Scotch-Irish 1%
• Foreign-born: 27% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 14% French/Haitian/Cajun 8% Other Indo-European 2%

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: ▲ 5.26%
• Current HPI: 330.628
• Rent YoY: ▲ 2.46%
• 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

+25.9% since first listed

5 events — show timeline

• 2025-11-18 Listed $699,000 RLS at REBNY
• 2025-07-02 Price Changed $735,000 RLS at REBNY
• 2013-11-14 Sold (Public Records) $555,000 Public Records
• 2013-08-28 Price Changed $565,000 RLS at REBNY
• 2013-05-20 Listed $555,000 RLS at REBNY

Property tax history

+6.9%/yr

Latest (2025): $5,925 · +3.3% YoY. Source: county tax records.