880 Boynton Ave Unit 18A · New York, NY 10473

$219,000

1 bd · 1.0 ba · 750 sqft · Condo · 170 Days on market

Built 1962 $608/mo HOA · 23% of rent ↓ 12% 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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

JUST LISTED! MOVE-IN READY 1 BEDROOM, 1 BATH CO-OP IN BRONX NY 10473! This BRIGHT, WELL-MAINTAINED residence offers COMFORT, VALUE, and CONVENIENCE in a HIGH-FLOOR UNIT with OPEN VIEWS. Enjoy a FUNCTIONAL LAYOUT filled with NATURAL LIGHT, creating an inviting space perfect for everyday living. The unit features a SPACIOUS BEDROOM, a CLEAN, UPDATED BATHROOM, and a PRACTICAL KITCHEN with ample cabinet storage. Well-kept interiors make this home an excellent option for FIRST-TIME BUYERS or those looking to DOWNSIZE without sacrificing space. Located in the SOUNDVIEW section of the BRONX, the building offers easy access to PUBLIC TRANSPORTATION, MAJOR HIGHWAYS, SHOPPING, and PARKS. Nearby SOUND

Key facts

• Open views
• High floor unit
• Natural light

Tags

• HIGH FLOOR UNIT
• OPEN VIEWS
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• PRACTICAL KITCHEN
• AMPLE CABINET STORAGE

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of $608; Association amenities include a playground; Association fee covers common area maintenance, exterior maintenance, grounds care, sewer, snow removal, trash and water

Exterior

• Parking: Assigned parking in a parking lot (waitlist may apply); No carport
• Utilities: Public sewer; No additional utilities listed
• Home design: Stock cooperative
• Construction: Brick construction materials
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/Window air conditioning units
• Interior features: Walk-in closets; Porch; Pets allowed
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-70 ($-837/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (4.6% below list).
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 141 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $2,597/mo this rent would consume 59% of the median local household income ($52k/yr) (locally 3913% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $41k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,720 (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 170 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: 1.19% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-39,518
• Equity at exit: $32,654

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-38,456
• Equity at exit: $18,935

Cash invested: $61,320 (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 10473

• Active inventory: 141
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,597 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$608
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-70

Break-even live

Break-even rent $2,685

Max offer price $208,905

Occupancy floor 98%

Sensitivity live

Price	-10% $82	-5% $6	+0% $-70	+5% $-145	+10% $-221
Rent	-10% $-275	-5% $-172	+0% $-70	+5% $33	+10% $135
Rate	-1.0pp $41	-0.5pp $-14	base $-70	+0.5pp $-127	+1.0pp $-184

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $608 · $7,296/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $219,000 Active 170 DOM
2. 2026-06-18
   days on market $219,000 Active 167 DOM
3. 2026-06-17
   days on market $219,000 Active 166 DOM
4. 2026-06-15
   days on market $219,000 Active 164 DOM
5. 2026-06-13
   days on market $219,000 Active 162 DOM
6. 2026-06-10
   days on market $219,000 Active 158 DOM
7. 2026-06-08
   days on market $219,000 Active 157 DOM
8. 2026-06-04
   days on market $219,000 Active 153 DOM
9. 2026-06-03
   days on market $219,000 Active 152 DOM
10. 2026-06-01
    days on market $219,000 Active 150 DOM
11. 2026-05-31
    days on market $219,000 Active 149 DOM
12. 2026-05-21
    price $219,000
13. 2026-03-15
    price $235,000
14. 2026-01-02
    listed $260,000 Active
15. 2025-12-15
    historical
16. 2025-10-20
    price $230,000
17. 2025-03-11
    listed $250,000 Active
18. 2025-01-01
    historical
19. 2024-12-02
    status Active
20. 2024-04-11
    status Pending
21. 2024-02-24
    listed $180,000 Active
22. 2023-12-31
    historical
23. 2023-09-26
    status Active
24. 2023-02-27
    price $195,000
25. 2023-02-27
    status Active
26. 2022-12-15
    status Active
27. 2022-09-01
    price $190,000
28. 2022-07-26
    price $215,000
29. 2022-06-06
    listed $230,000 Active
30. 2022-05-01
    historical
31. 2021-09-15
    price $230,000
32. 2021-05-10
    listed $250,000 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 · 14 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: $31,165
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − HOA: −$7,296
• − Depreciation: −$6,371
• Taxable loss: −$4,136
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $155/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): 58,855
• Household income: $52,462
• Rent vs Own: 71.4% rent · 28.6% own
• Severe rent burden: 3913.0

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: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% Black 34% Two or more races 12% Asian 2% White 2%
• Hispanic origin (detail): Puerto Rican 31% Dominican 20%
• Common ancestry: British 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 45% Other Indo-European 1% 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: ▼ -212.70%
• Current HPI: 276.2941
• Rent YoY: —
• 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

-12.4% since first listed

21 events — show timeline

• 2026-05-21 Price Changed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-15 Price Changed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-02 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-11 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-04-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-02-24 Listed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-09-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-02-27 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-12-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-09-01 Price Changed $190,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-26 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-06 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-09-15 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-10 Listed $250,000 OneKey® MLS as Distributed by MLS Grid