720 E 220th St · New York, NY 10467

$1,600,000

10 bd · 10.0 ba · 7,840 sqft · MultiFamily public records · 15 Days on market

Built 2006 2,860 sqft lot

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Why this score? — see what drove the B- 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

(2) 8 Fam Bldgs in Williamsbridge Section of Bronx; Built in 2006; Located just a short block to Buses, the # 2 Train and White Plains Rd Shopping District; Each Bldg Offers (6) 1 Brm & (2) 2 Brm Units in Highly in demand area; Will Stay Rented Year-Round; Projected Rent Role Totaling Whapping $107,040 Annually; Bldgs offered separately or as a package Deal; Listed to Sell . .~~F. A. S. T $1.7 Mil Each!

Key facts

• 2,860 sq ft lot
• Built 2006
• Listed 14 days

Property features AI

Finance

• Financial info: Tax information available for 2025

Exterior

• Parking: No carport
• Utilities: Public sewer; No other utilities listed
• Home design: Manufactured on land; Other body type
• Construction: Brick construction
• Exterior features: Not waterfront; Off-street parking

Interior

• Kitchen: Electric cooktop
• Bathrooms: 10 full bathrooms
• Heating & cooling: No central cooling; No listed heating or other heating type noted
• Interior features: Other interior features
• Laundry & utility: Full basement

What this means for you Summary

Snapshot

• This is a 10-bed/10.0-bath multifamily listed at $1.60M.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.60M).
• Recommended offer: $1.58M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Rents rising fast (+9.2%/yr); 129 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $19,062/mo this rent would consume 464% of the median local household income ($49k/yr) (locally 10930% 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 $11k of loan paydown is wiped out by about $48k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $448k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $750k; list at $1.60M implies a 113% 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 $1,576,000 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.26×
• Total profit: $117,595
• Equity at exit: $238,565

10-year hold

• IRR: 19.7%
• Equity multiple: 3.05×
• Total profit: $916,687
• Equity at exit: $138,339

Cash invested: $448,000 (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 10467

• Home prices YoY: -32.8%
• Rents YoY: 9.2%
• Active inventory: 129
• Price-to-rent: 57.8×

Monthly cashflow live

• Estimated rent: $19,062 medium
• Mortgage (P&I): −$8,391
• Tax from tax record: −$1,668 /mo · $20,012/yr
• Insurance: −$667
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,003
• Net cashflow: $4,334

Break-even live

Break-even rent $13,576

Max offer price $1,600,000

Occupancy floor 72%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$9,232
▸ 4× units	2	1	$9,828
Total (8 units)			$19,062

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: $400,000
• Closing costs: $48,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-12
   listed $1,600,000 Active
2. 2012-02-22
   soldstatus $750,000
3. 2012-02-16
   soldstatus $750,000 413-char remark

   Show marketing remark (413 chars)

   (2) 8 Fam Bldgs in Williamsbridge Section of Bronx; Built in 2006; Located just a short block to Buses, the # 2 Train and White Plains Rd Shopping District; Each Bldg Offers (6) 1 Brm & (2) 2 Brm Units in Highly in demand area; Will Stay Rented Year-Round; Projected Rent Role Totaling Whapping $107,040 Annually; Bldgs offered separately or as a package Deal; Listed to Sell . .~~F. A. S. T $1.7 Mil Each!

4. 2012-02-09
   historical 413-char remark

   Show marketing remark (413 chars)

   (2) 8 Fam Bldgs in Williamsbridge Section of Bronx; Built in 2006; Located just a short block to Buses, the # 2 Train and White Plains Rd Shopping District; Each Bldg Offers (6) 1 Brm & (2) 2 Brm Units in Highly in demand area; Will Stay Rented Year-Round; Projected Rent Role Totaling Whapping $107,040 Annually; Bldgs offered separately or as a package Deal; Listed to Sell . .~~F. A. S. T $1.7 Mil Each!

5. 2012-02-09
   price $1,700,000 413-char remark

   Show marketing remark (413 chars)

   (2) 8 Fam Bldgs in Williamsbridge Section of Bronx; Built in 2006; Located just a short block to Buses, the # 2 Train and White Plains Rd Shopping District; Each Bldg Offers (6) 1 Brm & (2) 2 Brm Units in Highly in demand area; Will Stay Rented Year-Round; Projected Rent Role Totaling Whapping $107,040 Annually; Bldgs offered separately or as a package Deal; Listed to Sell . .~~F. A. S. T $1.7 Mil Each!

6. 2012-01-30
   listed $750,000 413-char remark

   Show marketing remark (413 chars)

   (2) 8 Fam Bldgs in Williamsbridge Section of Bronx; Built in 2006; Located just a short block to Buses, the # 2 Train and White Plains Rd Shopping District; Each Bldg Offers (6) 1 Brm & (2) 2 Brm Units in Highly in demand area; Will Stay Rented Year-Round; Projected Rent Role Totaling Whapping $107,040 Annually; Bldgs offered separately or as a package Deal; Listed to Sell . .~~F. A. S. T $1.7 Mil Each!

7. 2005-08-18
   soldstatus $435,000

ⓘ 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: $20,012 · $1,668/mo
• Projected year-2 tax: $23,526 · $1,960/mo
• Expected delta: +$3,514/yr (+$293/mo · 17.6%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $228,744
• − Mortgage interest: −$89,625
• − Property taxes: −$20,012
• − Insurance: −$8,000
• − Repairs & maintenance: −$18,300
• − Management: −$18,300
• − Depreciation: −$46,545
• Taxable income: $27,963
• Est. tax owed @ 24.0%: −$6,711
• After-tax cash flow: $45,298/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): 96,421
• Household income: $49,330
• Rent vs Own: 85.8% rent · 14.2% own
• Severe rent burden: 10930.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 53% Black 28% Two or more races 11% White 9% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 16% Dominican 22%
• Foreign-born: 39% · Canada, Jamaica
• Languages at home: 41% English-only · Spanish 45% Other Indo-European 7% 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: ▼ -112.76%
• Current HPI: 231.537
• Rent YoY: ▲ 9.23%
• 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

+267.8% since first listed

7 events — show timeline

• 2026-05-12 Listed $1,600,000 OneKey® MLS as Distributed by MLS Grid
• 2012-02-22 Sold (Public Records) $750,000 Public Records
• 2012-02-16 Sold (MLS) $750,000 HGMLS
• 2012-02-09 Price Changed $1,700,000 HGMLS
• 2012-02-09 Delisted — HGMLS
• 2012-01-30 Listed $750,000 HGMLS
• 2005-08-18 Sold (Public Records) $435,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $20,012 · +73.5% YoY. Source: county tax records.