765 N Broadway Unit 15B · Hastings-on-Hudson, NY 10706

$299,999

1 bd · 1.0 ba · 750 sqft · Condo · 52 Days on market

Built 1939 Good condition $400/sqft · 18% above area Est $254k · 18% over ↓ 8% since listing

---

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 +22.3/30.0
• Schools +7.8/10.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy effortless, one-level living in this beautifully updated first-floor unit in sought-after Hastings-on-Hudson. Freshly painted, this spacious one-bedroom home features a large living room/dining room combination with recessed lighting and gleaming refurbished wood floors. The oversized, newly painted primary bedroom, sits just steps away from a fully renovated modern full bath. The kitchen offers seating for two - perfect for morning coffee or a quick bite before heading out to enjoy the village. This unit includes a storage space in the basement, great for storing bikes, beach chairs and other over-sized items! This charming complex sits perched above the majestic Hudson River offeri

Key facts

• First floor unit
• River views
• Garage

Tags

• FIRST FLOOR UNIT
• FULLY RENOVATED MODERN BATH
• STORAGE SPACE IN BASEMENT
• MULTIPLE OUTDOOR SPACES
• RIVER VIEWS

Property features AI

Finance

• HOA & community: Hastings House association; Playground and community pool available

Exterior

• Parking: Two parking spaces; Garage parking; Unassigned spaces available; Electric vehicle charging station(s); Waitlist for parking
• Utilities: Con Edison electric service; Public sewer; Cable available; Electricity connected; Phone available; Sewer connected; Trash collection (private); Water connected
• Home design: Stock cooperative; One level / entry level is 1; Three stories total (building)
• Construction: Brick construction
• Exterior features: Brick exterior; Playground; Community pool; Private entrance; Patio

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: One bedroom (first floor)
• Flooring: Tile; Vinyl; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; First-floor full bath; High ceilings; Recessed lighting; Private entrance; Outdoor space; Patio; Basement storage space; No dogs allowed
• Laundry & utility: Common area laundry; On-site laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.3% in Hastings-on-Hudson — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Hastings-On-Hudson Union Free School District (suburban): math 79% / reading 88% proficiency, ranked #27 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Hillside Elementary School (math 89% / reading 87%, grade A+, #64 of 2,108 statewide, top 3%, 564 students, 0% FRL); Farragut Middle School (math 67% / reading 84%, grade A, #51 of 729 statewide, top 7%, 527 students, 0% FRL); Hastings High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 519 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $290,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $254,448
• List price: $299,999
• Delta: 17.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-17,121
• Equity at exit: $44,731

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $25,778
• Equity at exit: $25,938

Cash invested: $84,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 10706

• Active inventory: 47
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,249 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $494

Break-even live

Break-even rent $2,624

Max offer price $299,999

Occupancy floor 80%

Sensitivity live

Price	-10% $701	-5% $597	+0% $494	+5% $390	+10% $286
Rent	-10% $237	-5% $365	+0% $494	+5% $622	+10% $750
Rate	-1.0pp $645	-0.5pp $570	base $494	+0.5pp $416	+1.0pp $337

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Broadway Dobbs Ferry, NY	2.0	1.0	800	$3,200	$4.00	25d	1	0.32mi
579 Broadway Unit 1N Hastings-On-Hudson, NY	1.0	1.0	544	$2,500	$4.60	25d	1	0.42mi
16 Spring St Unit 2C Hastings-On-Hudson, NY	1.0	1.0	600	$2,800	$4.67	7d	1	0.55mi
73 Main St Dobbs Ferry, NY	2.0	1.0	850	$3,200	$3.76	20d	1	0.82mi
86 Main St Unit 1 Dobbs Ferry, NY	1.0	1.0	700	$2,500	$3.57	8d	1	0.85mi
86 Main St #4 Dobbs Ferry, NY	2.0	1.0	850	$4,500	$5.29	22d	1	0.85mi
33 Devoe St Unit 1A Dobbs Ferry, NY	2.0	1.0	1000	$4,250	$4.25	20d	1	1.28mi
8 Virginia Ave Unit 1 Dobbs Ferry, NY	2.0	2.0	1120	$4,250	$3.79	45d	1	1.32mi
100 Danforth Ave Dobbs Ferry, NY	1.0–2.0	1.0–2.0	1029	$3,811	$3.70	0d	9	1.35mi
65 Virginia Ave Dobbs Ferry, NY	2.0	1.0	1000	$3,750	$3.75	45d	1	1.42mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $299,999 Active 52 DOM
2. 2026-06-18
   days on market $299,999 Active 49 DOM
3. 2026-06-17
   days on market $299,999 Active 48 DOM
4. 2026-06-16
   days on market $299,999 Active 47 DOM
5. 2026-06-15
   days on market $299,999 Active 46 DOM
6. 2026-06-13
   days on market $299,999 Active 44 DOM
7. 2026-06-13
   pricedays on market $299,999 Active 43 DOM
8. 2026-06-09
   days on market $325,000 Active 40 DOM
9. 2026-06-08
   days on market $325,000 Active 39 DOM
10. 2026-06-07
    days on market $325,000 Active 38 DOM
11. 2026-06-04
    days on market $325,000 Active 35 DOM
12. 2026-06-03
    days on market $325,000 Active 34 DOM
13. 2026-06-02
    days on market $325,000 Active 33 DOM
14. 2026-06-01
    days on market $325,000 Active 32 DOM
15. 2026-05-31
    days on market $325,000 Active 31 DOM
16. 2026-04-30
    listed $325,000 Active 1363-char remark

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,991
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,119
• − Management: −$3,119
• − Depreciation: −$8,727
• Taxable income: $1,221
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $5,631/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully updated first-floor unit in Hastings-on-Hudson offers one-bedroom living with fresh paint and modern updates, making it move-in ready.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace air conditioning unit — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace air conditioning unit — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hastings-On-Hudson Union Free School District
• NCES district ID: 3613950
• Math proficiency: 79% ▲ 2.00%
• Reading proficiency: 88% ▲ 11.00%
• Median HH income: $122,901
• Composite: 77.5/100
• National rank: #94
• State rank: #27 of 590 in NY

Livability — Hastings-on-Hudson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hastings-on-Hudson, NY
• City population: 9,119
• Population (ZIP): 9,119

Population outlook (Westchester County) Hauer SSP2

• Today (2025): 1,028,035 people
• By 2030: 1,051,636 · +2.3%
• By 2040: 1,098,520 · +6.9%
• By 2050: 1,136,044 · +10.5%
• By 2075: 1,196,925 · +16.4%
• By 2100: 1,175,147 · +14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 1%
• Common ancestry: Scotch-Irish 4% Romanian 4% Subsaharan African 2%
• Foreign-born: 14% · Canada, Vietnam, Dominican Republic
• Languages at home: 84% English-only · Other Indo-European 4% Spanish 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Westchester

• 2024 margin: Strong D (+26.3) · D 63.1% · R 36.9%
• 2008→2024 swing: -1.3pp toward R · 2008: 27.6pp · 2024: 26.3pp
• All cycles: 2024: D+26.3 2020: D+36.3 2016: D+32.8 2012: D+22.2 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -808.24%
• Current HPI: 319.1863
• Rent YoY: —
• Metro: —
• 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

-7.7% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $299,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $325,000 OneKey® MLS as Distributed by MLS Grid