20 N Broadway Unit B306 · White Plains, NY 10601

$315,000

2 bd · 1.0 ba · 1,200 sqft · Condo · 180 Days on market

Built 1930 $262/sqft · 30% below area Est $448k · 30% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Appreciation +6.3/10.0
• Schools +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NO WAITLIST FOR PARKING!! Welcome to this stunning freshly painted two-bedroom duplex at the esteemed Broadlawn Co-op, where every detail has been meticulously attended to. The expanded kitchen features stainless steel appliances, granite countertops, and a charming dining area, flowing into a spacious living room ideal for entertaining. Upstairs, two generously sized bedrooms and an updated skylit bathroom offer comfort and style. Set within a serene, lush courtyard and convenient assigned on-site parking, this home provides both beauty and ease. Perfectly located just 0.7 miles from the White Plains Metro North station and close to premier shopping and dining, this exceptional property is one you won’t want to miss—come see it today!

Key facts

• Lush courtyard
• Private bbq area
• Expanded kitchen

Tags

• EXPANDED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• UPDATED SKYLIT BATHROOM
• LUSH COURTYARD
• PRIVATE BBQ AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.3% in White Plains — 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 71/100 on livability (#410 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities F, cost of living F.
• White Plains City School District (urban): math 49% / reading 54% proficiency, ranked #313 of 590 in NY (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $3,623/mo this rent would consume 51% of the median local household income ($86k/yr) (locally 944% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $8k appreciation (2.7% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 4.8% rent growth), your $88k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 10 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.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $277,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (median comp): $448,282
• List price: $315,000
• Delta: -29.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.69% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.94×
• Total profit: $83,328
• Equity at exit: $136,240

10-year hold

• IRR: 19.4%
• Equity multiple: 3.86×
• Total profit: $252,584
• Equity at exit: $205,859

Cash invested: $88,200 (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 10601

• Home prices YoY: 1.6%
• Rents YoY: 4.8%
• Active inventory: 87
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,623 high
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $685

Break-even live

Break-even rent $2,756

Max offer price $315,000

Occupancy floor 76%

Sensitivity live

Price	-10% $903	-5% $794	+0% $685	+5% $576	+10% $468
Rent	-10% $399	-5% $542	+0% $685	+5% $828	+10% $971
Rate	-1.0pp $844	-0.5pp $765	base $685	+0.5pp $604	+1.0pp $521

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	0d	31	0.06mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	45d	1	0.07mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	44d	1	0.11mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	44d	1	0.14mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	44d	1	0.15mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	0.16mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	22d	2	0.17mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	5d	1	0.17mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	44d	1	0.18mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.20mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	44d	1	0.21mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	0.24mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	25d	1	0.25mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$5,391	$4.76	0d	18	0.27mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	16d	1	0.27mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	44d	1	0.29mi
234 Martine Ave White Plains, NY	3.0	2.0	1460	$4,195	$2.87	24d	1	0.30mi
240 Martine Ave Apt 4G White Plains, NY	3.0	2.0	1460	$4,195	$2.87	44d	1	0.30mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.37mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,072	$5.21	0d	17	0.40mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	25d	1	0.45mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	44d	1	0.46mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	3d	1	0.46mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	44d	17	0.48mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	2d	11	0.51mi
115 N Broadway White Plains, NY	2.0	2.5	1450	$3,750	$2.59	44d	1	0.51mi
42 Waller Ave White Plains, NY	2.0	1.0	1150	$3,300	$2.87	44d	1	0.53mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	0.53mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,149	$6.22	0d	25	0.53mi
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	44d	1	0.55mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$4,195	$4.82	5d	6	0.57mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	44d	1	0.59mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	45d	1	0.59mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	19d	2	0.60mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	3d	1	0.60mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	44d	2	0.60mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	13d	2	0.60mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$4,295	$5.19	2d	12	0.62mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$5,064	$5.42	2d	20	0.64mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$7,098	$5.47	0d	122	0.66mi

HOA detail condo

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

Listing history 38 events

1. 2026-05-12
   status Pending 757-char remark

   Show marketing remark (757 chars)

   NO WAITLIST FOR PARKING!! Welcome to this stunning freshly painted two-bedroom duplex at the esteemed Broadlawn Co-op, where every detail has been meticulously attended to. The expanded kitchen features stainless steel appliances, granite countertops, and a charming dining area, flowing into a spacious living room ideal for entertaining. Upstairs, two generously sized bedrooms and an updated skylit bathroom offer comfort and style. Set within a serene, lush courtyard and convenient assigned on-site parking, this home provides both beauty and ease. Perfectly located just 0.7 miles from the White Plains Metro North station and close to premier shopping and dining, this exceptional property is one you won’t want to miss—come see it today!

2. 2026-01-06
   price $315,000 757-char remark

   Show marketing remark (757 chars)

   NO WAITLIST FOR PARKING!! Welcome to this stunning freshly painted two-bedroom duplex at the esteemed Broadlawn Co-op, where every detail has been meticulously attended to. The expanded kitchen features stainless steel appliances, granite countertops, and a charming dining area, flowing into a spacious living room ideal for entertaining. Upstairs, two generously sized bedrooms and an updated skylit bathroom offer comfort and style. Set within a serene, lush courtyard and convenient assigned on-site parking, this home provides both beauty and ease. Perfectly located just 0.7 miles from the White Plains Metro North station and close to premier shopping and dining, this exceptional property is one you won’t want to miss—come see it today!

3. 2025-11-13
   listed $325,000 Active 757-char remark

   Show marketing remark (757 chars)

   NO WAITLIST FOR PARKING!! Welcome to this stunning freshly painted two-bedroom duplex at the esteemed Broadlawn Co-op, where every detail has been meticulously attended to. The expanded kitchen features stainless steel appliances, granite countertops, and a charming dining area, flowing into a spacious living room ideal for entertaining. Upstairs, two generously sized bedrooms and an updated skylit bathroom offer comfort and style. Set within a serene, lush courtyard and convenient assigned on-site parking, this home provides both beauty and ease. Perfectly located just 0.7 miles from the White Plains Metro North station and close to premier shopping and dining, this exceptional property is one you won’t want to miss—come see it today!

4. 2025-08-15
   status Pending
5. 2025-08-15
   historical
6. 2025-06-16
   price $325,000
7. 2025-04-08
   status Active
8. 2025-02-07
   status Pending
9. 2025-01-22
   status Active
10. 2024-10-23
    price $330,000
11. 2024-09-03
    listed $350,000 Active
12. 2024-08-29
    historical
13. 2019-01-31
    soldstatus $288,500 Sold
14. 2018-10-27
    status Pending
15. 2018-10-10
    price $299,975
16. 2018-09-07
    price $309,975
17. 2018-07-29
    listed $315,000 Active
18. 2016-01-18
    price $277,000
19. 2016-01-18
    soldstatus $277,000 Sold
20. 2016-01-14
    soldstatus $277,000
21. 2015-10-26
    historical Expired
22. 2015-10-25
    price $279,000
23. 2015-09-25
    price $279,000
24. 2015-03-12
    status Active
25. 2015-03-10
    price $289,000
26. 2014-11-19
    historical Temporarily off Market
27. 2014-10-22
    listed $295,000 Active
28. 2014-10-22
    listed $279,000
29. 2012-08-31
    historical
30. 2012-08-30
    historical
31. 2012-06-06
    historical Pending
32. 2012-04-26
    price
33. 2012-03-29
    price
34. 2012-03-29
    price
35. 2012-03-09
    price
36. 2012-03-01
    price
37. 2012-02-15
    listed Active
38. 2012-02-15
    listed $249,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,476
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,478
• − Management: −$3,478
• − Depreciation: −$9,164
• Taxable income: $3,411
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $7,405/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: White Plains City School District
• NCES district ID: 3631260
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $78,366
• Composite: 46.72/100
• National rank: #2397
• State rank: #313 of 590 in NY

Livability — White Plains

• Score: 71/100
• State rank: #410
• US rank: #6801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Plains, NY
• County: Westchester County · 709,332 people
• City population: 61,281
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 11,930
• Household income: $85,859
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 944.0

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 0.70)
• Race & ethnicity: White 43% Hispanic / Latino 28% Black 14% Asian 12% Two or more races 7% Native American 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3% Dominican 7%
• Common ancestry: Romanian 5% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 33% · Canada, China, Jamaica
• Languages at home: 55% English-only · Spanish 26% Other Indo-European 7% French/Haitian/Cajun 4%

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: ▲ 2.69%
• Current HPI: 170.1993
• Rent YoY: ▲ 4.82%
• 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

+26.5% since first listed

38 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-13 Listed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-08-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-01-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-23 Price Changed $330,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-03 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-29 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2019-01-31 Sold (MLS) $288,500 OneKey® MLS as Distributed by MLS Grid
• 2018-10-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-10-10 Price Changed $299,975 OneKey® MLS as Distributed by MLS Grid
• 2018-09-07 Price Changed $309,975 OneKey® MLS as Distributed by MLS Grid
• 2018-07-29 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2016-01-18 Sold (MLS) $277,000 HGMLS
• 2016-01-18 Price Changed $277,000 HGMLS
• 2016-01-14 Sold (MLS) $277,000 OneKey® MLS as Distributed by MLS Grid
• 2015-10-26 Delisted — HGMLS
• 2015-10-25 Price Changed $279,000 HGMLS
• 2015-09-25 Price Changed $279,000 HGMLS
• 2015-03-12 Relisted — HGMLS
• 2015-03-10 Price Changed $289,000 HGMLS
• 2014-11-19 Delisted — HGMLS
• 2014-10-22 Listed $295,000 HGMLS
• 2014-10-22 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2012-08-31 Delisted — HGMLS
• 2012-08-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-06-06 Contingent — HGMLS
• 2012-04-26 Price Changed — HGMLS
• 2012-03-29 Price Changed — HGMLS
• 2012-03-29 Price Changed — HGMLS
• 2012-03-09 Price Changed — HGMLS
• 2012-03-01 Price Changed — HGMLS
• 2012-02-15 Listed — HGMLS
• 2012-02-15 Listed $249,000 OneKey® MLS as Distributed by MLS Grid