412 N Broadway #27 · Yonkers, NY 10701

$499,000

3 bd · 1.5 ba · 1,680 sqft · MultiFamily · 12 Days on market

Built 1971 2,178 sqft lot Est $501k · at est. $709/mo HOA · 29% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• 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

Move-in Condition Duplex Town House Condo Unit With Private Patio In 'colonial Townhouse Condo Complex'. New Ac Units, Refrigerator, Dishwasher, Washer & Dryer, And Hot Water Tank.

Key facts

• Fenced patio
• Soaring ceilings
• $709 HOA

Tags

• PRIVATE BACKYARD PATIO
• SOARING CEILINGS
• OVERSIZED LIVING ROOM
• FENCED PATIO
• LARGE RECREATION ROOM
• DESIGNATED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $5k ($64k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $499k).
• Cap rate 19.2% vs local median 5.3% in Yonkers — 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 68/100 on livability (#528 in NY) — a middle-class / working-renter tenant base. Strengths: employment A, commute B; Watch: amenities F, cost of living F.
• Yonkers City School District (suburban): math 41% / reading 54% proficiency, ranked #413 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Yonkers Early Childhood Academy (327 students, 72% FRL); Yonkers Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 601 students, 88% FRL); Yonkers High School (math 92% / reading 88%, grade A+, #238 of 1,100 statewide, top 23%, 1,060 students, 76% FRL) — zoned schools average 79% FRL vs 64% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 185 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $12,061/mo this rent would consume 223% of the median local household income ($65k/yr) (locally 6045% 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 $3k of loan paydown is wiped out by about $15k 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $140k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $285k; list at $499k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $499,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.42% ✓
• Cap rate: 19.21%
• Cash-on-cash: 46.13%
• DSCR: 3.05
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $500,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Vineyard Ave	0.64mi	4/3.5 (+1)	1,680 (0%)	6mo	$500,000	$298	52
310 Woodworth Ave	0.24mi	4/3.0 (+1)	1,920 (+14%)	9mo	$550,000	$286	47
184 AKA 188 Woodland Ave	0.57mi	4/2.0 (+1)	1,924 (+14%)	10mo	$759,000	$394	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 3.00×
• Total profit: $278,923
• Equity at exit: $74,403

10-year hold

• IRR: 51.7%
• Equity multiple: 6.43×
• Total profit: $758,044
• Equity at exit: $43,144

Cash invested: $139,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 5 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City Yonkers: 5 Strongly Tenant-Friendly · D+20

Westchester rent guidelines board.

Methodology + full state rankings →

ZIP-level market 10701

• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $12,061 medium
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• HOA: −$709
• Vacancy / Maint / Mgmt: −$2,533
• Net cashflow: $5,371

Break-even live

Break-even rent $5,263

Max offer price $499,000

Occupancy floor 50%

Sensitivity live

Price	-10% $5,716	-5% $5,543	+0% $5,371	+5% $5,198	+10% $5,026
Rent	-10% $4,418	-5% $4,894	+0% $5,371	+5% $5,847	+10% $6,324
Rate	-1.0pp $5,622	-0.5pp $5,498	base $5,371	+0.5pp $5,241	+1.0pp $5,110

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	1.5	$12,060
Total (5 units)			$12,061

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Lincoln Ter Yonkers, NY	3.0	2.0	1700	$4,300	$2.53	5d	1	0.17mi
552 N Broadway Yonkers, NY	2.0	1.0	1300	$2,800	$2.15	44d	1	0.33mi
82 Morningside Ave Unit 1 Yonkers, NY	3.0	3.5	1734	$4,000	$2.31	25d	1	0.34mi
82 Morningside Ave Unit 2 Yonkers, NY	3.0	2.5	1734	$4,000	$2.31	44d	1	0.34mi
65 Tower Pl Unit 1st floor Yonkers, NY	2.0	1.0	1400	$3,200	$2.29	44d	1	0.48mi
312 Edwards Pl Unit 1 Yonkers, NY	3.0	1.5	1550	$4,000	$2.58	44d	1	0.53mi
221 Woodland Ave Yonkers, NY	2.0	1.0	1470	$2,650	$1.80	8d	1	0.58mi
55 Riverside Dr Yonkers, NY	3.0	1.0–3.0	944	$5,367	$5.68	0d	15	0.61mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	44d	1	0.65mi
740 Palisade Ave Yonkers, NY	3.0	1.0	1200	$2,900	$2.42	25d	1	0.73mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$4,025	$4.04	0d	1	0.79mi
211 Mary Lou Ave #1 Yonkers, NY	2.0	1.0	1138	$2,475	$2.17	16d	1	0.81mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$3,690	$4.82	3d	21	0.85mi
37 Troy Ln Unit 1 Yonkers, NY	4.0	1.5	1500	$4,200	$2.80	8d	1	0.85mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	44d	1	0.96mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	8d	48	1.02mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	44d	1	1.03mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$4,977	$5.61	0d	20	1.05mi
11 Garfield St Unit 2 Yonkers, NY	2.0	1.0	1250	$2,250	$1.80	16d	1	1.06mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$3,650	$4.14	0d	6	1.13mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	8d	25	1.17mi
4 Fowler Ave Unit 1 floor Yonkers, NY	2.0	1.0	1400	$2,700	$1.93	44d	1	1.18mi
4 Fowler Ave Unit 1 Yonkers, NY	2.0	1.0	2000	$2,700	$1.35	44d	1	1.18mi
13 Regina Pl Yonkers, NY	3.0	1.0	1200	$3,000	$2.50	44d	1	1.23mi
3 Annmarie Pl Yonkers, NY	3.0	1.0	1200	$3,200	$2.67	6d	1	1.28mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	0d	23	1.37mi

HOA detail

• Monthly dues: $709 · $8,508/yr
• Likely covers: water

Listing history 6 events

1. 2026-03-31
   status Pending
2. 2026-02-26
   listed $499,000 Active
3. 2004-03-29
   soldstatus $285,000 184-char remark

   Show marketing remark (184 chars)

   Move-in Condition Duplex Town House Condo Unit With Private Patio In 'colonial Townhouse Condo Complex'. New Ac Units, Refrigerator, Dishwasher, Washer & Dryer, And Hot Water Tank.

4. 2004-03-06
   historical 184-char remark

   Show marketing remark (184 chars)

   Move-in Condition Duplex Town House Condo Unit With Private Patio In 'colonial Townhouse Condo Complex'. New Ac Units, Refrigerator, Dishwasher, Washer & Dryer, And Hot Water Tank.

5. 2004-03-06
   price $299,000 184-char remark

   Show marketing remark (184 chars)

   Move-in Condition Duplex Town House Condo Unit With Private Patio In 'colonial Townhouse Condo Complex'. New Ac Units, Refrigerator, Dishwasher, Washer & Dryer, And Hot Water Tank.

6. 2003-09-06
   listed $285,000 184-char remark

   Show marketing remark (184 chars)

   Move-in Condition Duplex Town House Condo Unit With Private Patio In 'colonial Townhouse Condo Complex'. New Ac Units, Refrigerator, Dishwasher, Washer & Dryer, And Hot Water Tank.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $144,732
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$2,495
• − Repairs & maintenance: −$11,579
• − Management: −$11,579
• − HOA: −$8,508
• − Depreciation: −$14,516
• Taxable income: $60,619
• Est. tax owed @ 24.0%: −$14,549
• After-tax cash flow: $49,900/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)

• District: Yonkers City School District
• NCES district ID: 3631920
• Math proficiency: 41% ▼ -1.00%
• Reading proficiency: 54% ▲ 14.00%
• Median HH income: $58,042
• Composite: 41.43/100
• National rank: #3471
• State rank: #413 of 590 in NY

Livability — Yonkers

• Score: 68/100
• State rank: #528
• US rank: #9394

Category grades

Amenities F Commute B Cost of living F Crime B- Employment A Housing B- Health & safety B- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yonkers, NY
• County: Westchester County · 709,332 people
• City population: 212,407
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6045.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 21% Black 21% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 9% Dominican 19%
• Common ancestry: Romanian 1% Russian 1% Subsaharan African 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 45% English-only · Spanish 42% Other Indo-European 3% Arabic 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: ▼ -373.14%
• Current HPI: 332.0999
• Rent YoY: ▲ 4.39%
• 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

+75.1% since first listed

6 events — show timeline

• 2026-03-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2004-03-29 Sold (MLS) $285,000 HGMLS
• 2004-03-06 Price Changed $299,000 HGMLS
• 2004-03-06 Delisted — HGMLS
• 2003-09-06 Listed $285,000 HGMLS

Property tax history

-22.2%/yr

Latest (2025): $749 · -0.4% YoY. Source: county tax records.