420 E 72nd St Unit 16E · New York, NY 10021

$450,000

1 bd · 1.0 ba · 577 sqft · Condo public records · 277 Days on market

Built 1962 ↓ 20% since listing

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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
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks

Charming 1-Bedroom Co-op at 420 East 72nd Street #16E Discover an exceptional opportunity to own a piece of the Upper East Side at 420 East 72nd Street, Apartment #16E. This delightful one-bedroom, one-bathroom co-op offers a perfect blend of comfort, convenience, and classic New York City living. Key Features: Bright and Welcoming: Perched on the 16th floor, this apartment enjoys abundant natural light, creating a warm and inviting atmosphere. Spacious Layout: The well-proportioned living room provides ample space for relaxation and entertaining, while the efficient layout maximizes every square foot. Generous Bedroom: The serene bedroom offers a peaceful retreat with plenty of room for

Key facts

• Landscaped roof deck
• Prime location
• Pet friendly

Tags

• ABUNDANT NATURAL LIGHT
• GENEROUS CLOSET SPACE
• PRIME LOCATION
• FULL SERVICE BUILDING
• LANDSCAPED ROOF DECK
• PET FRIENDLY

Property features AI

Finance

• HOA & community: Has association; Monthly association fee; Association covers common area maintenance, grounds care, hot water, sewer, snow removal, trash and water

Exterior

• Parking: No carport
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Trash collection (public); Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: ENERGY STAR qualified heating equipment; Other heating; ENERGY STAR qualified cooling equipment
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $450k.

Deal economics

• At list price, monthly cash flow is $-549 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $396k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.8% 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: Rents rising fast (+9.1%/yr); 423 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• This rent runs 40% of the median local income ($159k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($3k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $90k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% 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 $396,000 (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 277 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 1962 — 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. 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?
11. 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.
12. 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.
13. 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: 1.18% ✓
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.5%
• Equity multiple: 1.92×
• Total profit: $116,547
• Equity at exit: $274,765

10-year hold

• IRR: 16.8%
• Equity multiple: 4.53×
• Total profit: $444,398
• Equity at exit: $491,408

Cash invested: $126,000 (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 →

ZIP-level market 10021

• Home prices YoY: 3.7%
• Rents YoY: 9.1%
• Active inventory: 423
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $5,328 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA est. from 3 same-building comps: −$1,649
• Vacancy / Maint / Mgmt: −$1,119
• Net cashflow: $-549

Break-even live

Break-even rent $6,024

Max offer price $370,493

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-394	+0% $-549	+5% $-705	+10% $-860
Rent	-10% $-970	-5% $-760	+0% $-549	+5% $-339	+10% $-129
Rate	-1.0pp $-323	-0.5pp $-435	base $-549	+0.5pp $-666	+1.0pp $-785

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	25d	1	0.12mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	25d	3	0.13mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	3d	2	0.13mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	25d	1	0.14mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	2d	2	0.24mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	4d	2	0.30mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	5d	1	0.30mi
240e E 75th St Unit 1021876P New York, NY	—	1.0	441	$5,981	$13.56	8d	1	0.30mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	21d	1	0.35mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	25d	2	0.36mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	22d	1	0.36mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	25d	1	0.36mi
315 E 78th St Unit 1021994P New York, NY	1.0	1.0	441	$5,037	$11.42	21d	1	0.38mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	22d	1	0.38mi
315 E 78th St Unit 1021847P New York, NY	1.0	1.0	516	$4,880	$9.46	20d	1	0.38mi
315 E 78th St Unit 1021885P New York, NY	1.0	1.0	516	$6,242	$12.10	0d	1	0.38mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	19d	1	0.42mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	25d	1	0.43mi
220 E 65th St New York, NY	1.0	1.0	700	$5,950	$8.50	2d	1	0.44mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	22d	1	0.47mi
225 E 63rd St #1675 New York, NY	1.0	1.0	627	$5,230	$8.34	25d	2	0.50mi
252 E 61st St #638 New York, NY	1.0	1.0	666	$5,530	$8.30	2d	2	0.59mi
888 Main St New York, NY	3.0	1.0–2.0	908	$4,928	$5.43	0d	8	0.59mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	25d	2	0.60mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	22d	1	0.60mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	2d	3	0.62mi
149 E 62nd St Unit 1021838P New York, NY	—	1.0	398	$4,518	$11.35	3d	1	0.62mi
149 E 62nd St Unit 1021871P New York, NY	—	1.0	398	$5,344	$13.43	8d	1	0.62mi
151 E 62nd St Unit 1021834P New York, NY	1.0	1.0	398	$6,812	$17.12	8d	1	0.62mi
227 E 59th St #635 New York, NY	2.0	1.0	500	$6,240	$12.48	17d	2	0.67mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	8d	1	0.67mi
7 E 75th St #1615 New York, NY	1.0–3.0	1.0–2.0	656	$4,850	$7.39	0d	3	0.71mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$6,610	$7.32	4d	3	0.74mi
952 5th Ave #998 New York, NY	1.0–2.0	1.0	800	$6,460	$8.07	0d	2	0.76mi
515 E 86th St Unit 1760 New York, NY	1.0	1.0	485	$5,360	$11.05	0d	1	0.76mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	20d	1	0.76mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	4d	2	0.77mi
599 E 56th St Unit 1817 New York, NY	1.0	1.0	625	$4,850	$7.76	25d	1	0.78mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	25d	1	0.79mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,050	$11.41	0d	2	0.82mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-18
   days on market $450,000 Active 277 DOM
2. 2026-06-17
   days on market $450,000 Active 276 DOM
3. 2026-06-15
   days on market $450,000 Active 274 DOM
4. 2026-06-13
   days on market $450,000 Active 272 DOM
5. 2026-06-10
   days on market $450,000 Active 268 DOM
6. 2026-06-08
   days on market $450,000 Active 267 DOM
7. 2026-06-03
   days on market $450,000 Active 262 DOM
8. 2026-06-01
   days on market $450,000 Active 260 DOM
9. 2026-05-31
   days on market $450,000 Active 259 DOM
10. 2026-03-17
    status Active
11. 2025-12-24
    status Pending
12. 2025-12-05
    status Active
13. 2025-12-05
    historical
14. 2025-11-21
    price $450,000
15. 2025-10-22
    price $469,900
16. 2025-09-19
    price $479,900
17. 2025-08-21
    price $495,000
18. 2025-07-24
    price $515,000
19. 2025-06-23
    listed $540,000 Active
20. 2018-01-29
    historical Expired listing
21. 2017-12-27
    historical Contract Signed
22. 2017-12-01
    price $560,000
23. 2017-08-12
    listed $575,000 Active
24. 2017-08-11
    listed $560,000

ⓘ 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: $63,940
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,115
• − Management: −$5,115
• − HOA: −$19,788
• − Depreciation: −$13,091
• Taxable loss: −$13,376
• Est. tax savings @ 24.0%: +$3,210
• After-tax cash flow: $-3,383/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): 39,868
• Household income: $158,677
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 2276.0

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: 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%

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

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

-19.6% since first listed

15 events — show timeline

• 2026-03-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $469,900 OneKey® MLS as Distributed by MLS Grid
• 2025-09-19 Price Changed $479,900 OneKey® MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $495,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $515,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-23 Listed $540,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-29 Delisted — RLS at REBNY
• 2017-12-27 Contingent — RLS at REBNY
• 2017-12-01 Price Changed $560,000 RLS at REBNY
• 2017-08-12 Listed $575,000 RLS at REBNY
• 2017-08-11 Listed $560,000 RLS at REBNY