220 Manhattan Ave Unit 1F · New York, NY 10026

$649,000

1 bd · 1.0 ba · 640 sqft · Condo public records · 125 Days on market

Built 1988 $576/mo HOA · 11% 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 +7.6/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks

Enjoy the vivid richness of an active life near Central Park and Morningside Park. Welcome to Towers on the Park Condominium. Apartment #1F is a renovated, very spacious, bright and quiet 1-bedroom apartment in impeccable move in condition. A rare gem that must be seen! And, an excellent value! This charming apartment perfectly meets the needs and expectations of today's buyers seeking value, growth and comfort--whether you're looking to entertain guests or working from home. In a thriving and exciting location on Manhattan's Upper West Side, Apartment #1F has low monthly common charges and very tasteful finishes throughout. The kitchen and bathroom were beautifully upgraded, as were the w

Key facts

• Upgraded bathroom
• Live in super
• Wood floors

Tags

• RENOVATED KITCHEN
• UPGRADED BATHROOM
• WOOD FLOORS
• SMOOTH CEILINGS
• 24 HOUR DOORMAN
• LIVE IN SUPER

Property features AI

Finance

• Other: Building has 342 total units
• HOA & community: Monthly association fee of $576; Building amenities include bike storage and a game room; Pets allowed (cats permitted)

Exterior

• Parking: Has garage
• Home design: Apartment/Condominium in an 8-story building; Building name: Towers On The Park; Zoning: C1-9
• Construction: Construction details not provided
• Exterior features: No notable exterior features listed; West-facing exposure; Entry at level 1

Interior

• Kitchen: Dishwasher
• Bedrooms: Information not provided
• Bathrooms: 1 full bathroom
• Interior features: Has basement; Total of 3 rooms; Has view
• Laundry & utility: Building laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $649k.

Deal economics

• At list price, monthly cash flow is $-813 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $505k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $545k (16.1% below list).
• Recommended offer: $505k (22.1% below list) — sets the bar for cash-flow.
• 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 (+2.5%/yr); 96 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• At $5,447/mo this rent would consume 80% of the median local household income ($81k/yr) (locally 2685% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $39k of equity ($4k loan paydown + $34k 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.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($571k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $388k; list at $649k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $505,352 (22.1% 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 125 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 0.84% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.37%
• DSCR: 0.76
• GRM: 9.9

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: 8.9%
• Equity multiple: 1.58×
• Total profit: $104,927
• Equity at exit: $377,999

10-year hold

• IRR: 10.3%
• Equity multiple: 2.94×
• Total profit: $353,022
• Equity at exit: $660,984

Cash invested: $181,720 (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: 9.9×

Monthly cashflow live

• Estimated rent: $5,447 high
• Mortgage (P&I): −$3,403
• Tax from tax record: −$867 /mo · $10,401/yr
• Insurance: −$270
• HOA: −$576
• Vacancy / Maint / Mgmt: −$1,144
• Net cashflow: $-813

Break-even live

Break-even rent $6,477

Max offer price $505,352

Occupancy floor —

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$6,310	$3.81	1d	1	0.17mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$5,550	$7.11	3d	2	0.25mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	22d	1	0.52mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$8,500	$15.21	22d	1	0.53mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$6,210	$7.30	1d	2	0.55mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$4,800	$6.00	24d	2	0.60mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	1d	31	0.60mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$3,660	$4.07	24d	2	0.62mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	17d	1	0.78mi
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	6d	1	0.83mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$6,300	$8.40	1d	2	0.88mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	16d	1	0.95mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,725	$5.73	2d	3	1.03mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,695	$5.69	3d	4	1.03mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$6,270	$7.60	6d	2	1.03mi
189 W 89th St New York, NY	2.0	1.0–2.0	716	$6,414	$8.95	1d	13	1.06mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$5,580	$9.56	3d	2	1.11mi
210 W 89th St #165 New York, NY	1.0	1.0	675	$7,520	$11.14	1d	2	1.12mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	2d	2	1.17mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	24d	1	1.22mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,960	$11.10	3d	1	1.23mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	5d	1	1.25mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$5,520	$7.46	1d	2	1.27mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	6d	1	1.44mi
45 W 81st St Unit 2011 New York, NY	1.0	1.0	450	$4,710	$10.47	24d	1	1.45mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	17d	1	1.46mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	3d	3	1.46mi

HOA detail condo

• Monthly dues: $576 · $6,912/yr
• Likely covers: cable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $649,000 Active 125 DOM
2. 2026-06-17
   days on market $649,000 Active 124 DOM
3. 2026-06-15
   days on market $649,000 Active 122 DOM
4. 2026-06-13
   days on market $649,000 Active 120 DOM
5. 2026-06-10
   days on market $649,000 Active 116 DOM
6. 2026-06-08
   days on market $649,000 Active 115 DOM
7. 2026-06-04
   days on market $649,000 Active 111 DOM
8. 2026-06-03
   days on market $649,000 Active 110 DOM
9. 2026-06-01
   days on market $649,000 Active 108 DOM
10. 2026-05-31
    days on market $649,000 Active 107 DOM
11. 2026-02-13
    listed $649,000 Active
12. 2007-04-16
    soldstatus $387,500

ⓘ 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: $10,401 · $867/mo
• Projected year-2 tax: $10,685 · $890/mo
• Expected delta: +$283/yr (+$24/mo · 2.7%)

ⓘ 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: $65,369
• − Mortgage interest: −$36,354
• − Property taxes: −$10,401
• − Insurance: −$3,245
• − Repairs & maintenance: −$5,230
• − Management: −$5,230
• − HOA: −$6,912
• − Depreciation: −$18,880
• Taxable loss: −$20,882
• Est. tax savings @ 24.0%: +$5,012
• After-tax cash flow: $-4,746/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

+67.5% since first listed

2 events — show timeline

• 2026-02-13 Listed $649,000 RLS at REBNY
• 2007-04-16 Sold (Public Records) $387,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $10,401 · +4.4% YoY. Source: county tax records.