300 N Broadway Unit 7B · Yonkers, NY 10710

$179,000

1 bd · 1.0 ba · 969 sqft · Condo · 50 Days on market

Built 1957 Average condition $185/sqft · 19% below area Est $221k · 19% under ↓ 10% 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).

• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• Cash flow +4.8/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Top-floor Junior 4 in a well-maintained, pet-friendly building offers a great opportunity to create your dream home. With hardwood floors throughout and a flexible layout that includes a bonus room perfect for a bedroom or office, this apartment is full of potential. Quiet and private with no one above you, it’s a peaceful retreat with great light and good bones. A little TLC will go a long way—bring your vision and transform this blank canvas into your own custom space. Rare pet-friendly policy and affordable monthly maintenance make this a standout value. Conveniently located near shops, restaurants, transportation, and parks.

Key facts

• Built 1957
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 3.4% vs local median 5.3% in Yonkers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: 163 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 50 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $173,630 (3.0% 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 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 3.37%
• Cash-on-cash: -10.45%
• DSCR: 0.53
• GRM: 6.5

CMA / ARV

• ARV (median comp): $220,869
• List price: $179,000
• Delta: -18.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -34.5%
• Equity multiple: -0.12×
• Total profit: $-56,146
• Equity at exit: $26,689

10-year hold

• IRR: -40.7%
• Equity multiple: -0.64×
• Total profit: $-81,998
• Equity at exit: $15,477

Cash invested: $50,120 (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 10710

• Active inventory: 163
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA est. from 1 same-building comp: −$1,022
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-437

Break-even live

Break-even rent $2,860

Max offer price $115,833

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	43d	1	0.15mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	24d	1	0.15mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	43d	1	0.26mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	43d	1	0.28mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	17d	1	0.28mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	43d	1	0.28mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$2,990	$3.65	2d	13	0.41mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	18d	1	0.42mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,933	$2.94	2d	1	0.52mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	2d	21	0.58mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	7d	2	0.65mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	43d	3	0.65mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	16d	1	0.73mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	0.73mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	43d	1	0.74mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	7d	48	0.74mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	22d	1	0.74mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,248	$3.66	1d	20	0.75mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	43d	1	0.76mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	43d	1	0.76mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	43d	1	0.76mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	43d	1	0.77mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	24d	1	0.79mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	43d	1	0.80mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	0.82mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$2,786	$3.07	3d	4	0.83mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	43d	1	0.86mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	15d	1	0.87mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	7d	25	0.88mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	3d	1	0.97mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	1.03mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	1d	1	1.05mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	1.06mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	14d	1	1.06mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	1d	22	1.08mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	43d	1	1.10mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	43d	1	1.11mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	18d	1	1.27mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	18d	1	1.43mi

HOA detail condo

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

Listing history 8 events

1. 2026-05-15
   status Pending 648-char remark

   Show marketing remark (648 chars)

   Top-floor Junior 4 in a well-maintained, pet-friendly building offers a great opportunity to create your dream home. With hardwood floors throughout and a flexible layout that includes a bonus room perfect for a bedroom or office, this apartment is full of potential. Quiet and private with no one above you, it’s a peaceful retreat with great light and good bones. A little TLC will go a long way—bring your vision and transform this blank canvas into your own custom space. Rare pet-friendly policy and affordable monthly maintenance make this a standout value. Conveniently located near shops, restaurants, transportation, and parks.

2. 2026-03-27
   listed $179,000 Active 648-char remark

   Show marketing remark (648 chars)

   Top-floor Junior 4 in a well-maintained, pet-friendly building offers a great opportunity to create your dream home. With hardwood floors throughout and a flexible layout that includes a bonus room perfect for a bedroom or office, this apartment is full of potential. Quiet and private with no one above you, it’s a peaceful retreat with great light and good bones. A little TLC will go a long way—bring your vision and transform this blank canvas into your own custom space. Rare pet-friendly policy and affordable monthly maintenance make this a standout value. Conveniently located near shops, restaurants, transportation, and parks.

3. 2026-03-24
   historical $179,000 648-char remark

   Show marketing remark (648 chars)

   Top-floor Junior 4 in a well-maintained, pet-friendly building offers a great opportunity to create your dream home. With hardwood floors throughout and a flexible layout that includes a bonus room perfect for a bedroom or office, this apartment is full of potential. Quiet and private with no one above you, it’s a peaceful retreat with great light and good bones. A little TLC will go a long way—bring your vision and transform this blank canvas into your own custom space. Rare pet-friendly policy and affordable monthly maintenance make this a standout value. Conveniently located near shops, restaurants, transportation, and parks.

4. 2025-11-13
   historical
5. 2025-10-04
   price $189,000
6. 2025-08-28
   price $195,000
7. 2025-06-23
   listed $199,000 Active
8. 2025-06-22
   historical

ⓘ 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 ≥101°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: $27,684
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − HOA: −$12,264
• − Depreciation: −$5,207
• Taxable loss: −$7,824
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $-3,361/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 · 10 photos

Average 55/100 Cosmetic rehab

This top-floor condo offers a blank canvas with potential for cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Minor kitchen backsplash — tile appears slightly worn
• Minor bathroom fixtures — some wear visible
• Moderate windows — some appear to be single-pane, may need replacement

Value-add opportunities

• Both paint interior walls and trim — fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen backsplash — new backsplash improves functionality and aesthetics
• Both install energy-efficient windows — reduces energy costs and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · tile appears slightly worn	Minor	$500–3,000
bathroom fixtures · some wear visible	Minor	$500–3,000
windows · some appear to be single-pane, may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint interior walls and trim — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen backsplash — new backsplash improves functionality and aesthetics ↑
• Both install energy-efficient windows — reduces energy costs and enhances curb appeal ↑

ⓘ 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: 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): 25,855
• Household income: $108,845
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 920.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 30% Black 14% Two or more races 12% Asian 11% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9% Dominican 9%
• Common ancestry: Romanian 2% Scotch-Irish 1% Hispanic 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 18% Other Indo-European 6% Other Asian/Pacific 5%

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: ▼ -622.30%
• Current HPI: 297.1704
• 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

-10.1% since first listed

8 events — show timeline

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Coming Soon $179,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-04 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-23 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-22 Coming Soon — OneKey® MLS as Distributed by MLS Grid