120 N Broadway Unit 11C · Irvington, NY 10533

$249,000

1 bd · 1.0 ba · 750 sqft · Condo · 19 Days on market

Built 1951 $875/mo HOA · 30% of rent

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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).

• Schools +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Irvington Gardens and this lovely top floor unit! Garden style cooperative that comes with parking, laundry and storage and as season Riverviews! Up a quick flight of stairs you have a large living room/ dining area, updated modern eat in kitchen w/stainless steel appliances. A full bathroom and nice size bedroom with ample closet space. Hardwood floors throughout! Enjoy the convenience of living in a well maintained complex with easy access to the outdoors and a 30-40 minute Metro North commute to NYC, or ride into Manhattan. Drive to hiking trails in Taxter Ridge Park, close to Tarrytown River walk, close to downtown Irvington shopping, restaurants, Hudson View Park and the The Hudson River. Walk to Aqueduct trail and Lyndhurst Estates. Complex comes with playground, bike-room, storage and laundry right behind unit. Second parking space available for an additional $25 per month. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• Short walk to train
• Close to shops
• Updated kitchen

Tags

• UPDATED KITCHEN
• GENEROUS CLOSET SPACE
• HUDSON RIVER VIEWS
• NEARBY AQUEDUCT TRAIL
• SHORT WALK TO TRAIN
• CLOSE TO SHOPS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (18.6% below list).
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $203k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 2.5% in Irvington — 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 (#271 in NY, #4,308 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: amenities F, cost of living F.
• Irvington Union Free School District (suburban): math 83% / reading 89% proficiency, ranked #23 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Dows Lane (K-3) School (math 77% / reading 92%, grade A+, #93 of 2,108 statewide, top 6%, 532 students, 6% FRL); Irvington Middle School (math 82% / reading 89%, grade A+, #11 of 729 statewide, top 1%, 426 students, 9% FRL); Irvington High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 548 students, 10% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $7k 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 19 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 6 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 $180k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent; built in 1951 — 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 $202,620 (18.6% 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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: 1.16% ✓
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 7.2

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: -25.4%
• Equity multiple: 0.14×
• Total profit: $-60,182
• Equity at exit: $37,127

10-year hold

• IRR: -20.7%
• Equity multiple: -0.09×
• Total profit: $-76,330
• Equity at exit: $21,529

Cash invested: $69,720 (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 10533

• Home prices YoY: -28.1%
• Active inventory: 80
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,880 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$875
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-321

Break-even live

Break-even rent $3,286

Max offer price $202,620

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-234	+0% $-321	+5% $-407	+10% $-493
Rent	-10% $-548	-5% $-434	+0% $-321	+5% $-207	+10% $-93
Rate	-1.0pp $-195	-0.5pp $-257	base $-321	+0.5pp $-385	+1.0pp $-451

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 N Broadway Unit T5 Irvington, NY	2.0	1.0	760	$2,950	$3.88	3d	1	0.09mi
1 S Astor St Unit 302 Irvington, NY	1.0	1.0	850	$3,850	$4.53	5d	1	0.93mi
1202 Crescent Dr Tarrytown, NY	1.0–2.0	1.0–2.0	861	$2,567	$2.98	2d	13	1.35mi

HOA detail condo

• Monthly dues: $875 · $10,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-04-01
   status Pending
2. 2026-03-06
   listed $249,000 Active
3. 2022-09-06
   soldstatus $180,000 Closed 978-char remark

   Show marketing remark (978 chars)

   Welcome to Irvington Gardens and this lovely top floor unit! Garden style cooperative that comes with parking, laundry and storage and as season Riverviews! Up a quick flight of stairs you have a large living room/ dining area, updated modern eat in kitchen w/stainless steel appliances. A full bathroom and nice size bedroom with ample closet space. Hardwood floors throughout! Enjoy the convenience of living in a well maintained complex with easy access to the outdoors and a 30-40 minute Metro North commute to NYC, or ride into Manhattan. Drive to hiking trails in Taxter Ridge Park, close to Tarrytown River walk, close to downtown Irvington shopping, restaurants, Hudson View Park and the The Hudson River. Walk to Aqueduct trail and Lyndhurst Estates. Complex comes with playground, bike-room, storage and laundry right behind unit. Second parking space available for an additional $25 per month. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

4. 2022-07-18
   status Pending 978-char remark

   Show marketing remark (978 chars)

   Welcome to Irvington Gardens and this lovely top floor unit! Garden style cooperative that comes with parking, laundry and storage and as season Riverviews! Up a quick flight of stairs you have a large living room/ dining area, updated modern eat in kitchen w/stainless steel appliances. A full bathroom and nice size bedroom with ample closet space. Hardwood floors throughout! Enjoy the convenience of living in a well maintained complex with easy access to the outdoors and a 30-40 minute Metro North commute to NYC, or ride into Manhattan. Drive to hiking trails in Taxter Ridge Park, close to Tarrytown River walk, close to downtown Irvington shopping, restaurants, Hudson View Park and the The Hudson River. Walk to Aqueduct trail and Lyndhurst Estates. Complex comes with playground, bike-room, storage and laundry right behind unit. Second parking space available for an additional $25 per month. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

5. 2022-07-06
   historical

   Show marketing remark (978 chars)

   Welcome to Irvington Gardens and this lovely top floor unit! Garden style cooperative that comes with parking, laundry and storage and as season Riverviews! Up a quick flight of stairs you have a large living room/ dining area, updated modern eat in kitchen w/stainless steel appliances. A full bathroom and nice size bedroom with ample closet space. Hardwood floors throughout! Enjoy the convenience of living in a well maintained complex with easy access to the outdoors and a 30-40 minute Metro North commute to NYC, or ride into Manhattan. Drive to hiking trails in Taxter Ridge Park, close to Tarrytown River walk, close to downtown Irvington shopping, restaurants, Hudson View Park and the The Hudson River. Walk to Aqueduct trail and Lyndhurst Estates. Complex comes with playground, bike-room, storage and laundry right behind unit. Second parking space available for an additional $25 per month. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

6. 2022-07-06
   status Active

   Show marketing remark (978 chars)

   Welcome to Irvington Gardens and this lovely top floor unit! Garden style cooperative that comes with parking, laundry and storage and as season Riverviews! Up a quick flight of stairs you have a large living room/ dining area, updated modern eat in kitchen w/stainless steel appliances. A full bathroom and nice size bedroom with ample closet space. Hardwood floors throughout! Enjoy the convenience of living in a well maintained complex with easy access to the outdoors and a 30-40 minute Metro North commute to NYC, or ride into Manhattan. Drive to hiking trails in Taxter Ridge Park, close to Tarrytown River walk, close to downtown Irvington shopping, restaurants, Hudson View Park and the The Hudson River. Walk to Aqueduct trail and Lyndhurst Estates. Complex comes with playground, bike-room, storage and laundry right behind unit. Second parking space available for an additional $25 per month. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

7. 2022-07-06
   listed $175,000 Active 978-char remark

   Show marketing remark (978 chars)

   Welcome to Irvington Gardens and this lovely top floor unit! Garden style cooperative that comes with parking, laundry and storage and as season Riverviews! Up a quick flight of stairs you have a large living room/ dining area, updated modern eat in kitchen w/stainless steel appliances. A full bathroom and nice size bedroom with ample closet space. Hardwood floors throughout! Enjoy the convenience of living in a well maintained complex with easy access to the outdoors and a 30-40 minute Metro North commute to NYC, or ride into Manhattan. Drive to hiking trails in Taxter Ridge Park, close to Tarrytown River walk, close to downtown Irvington shopping, restaurants, Hudson View Park and the The Hudson River. Walk to Aqueduct trail and Lyndhurst Estates. Complex comes with playground, bike-room, storage and laundry right behind unit. Second parking space available for an additional $25 per month. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

8. 2022-05-05
   status Pending
9. 2022-02-16
   price $179,000
10. 2022-01-14
    listed $185,000 Active
11. 2007-04-17
    soldstatus $160,000
12. 2007-02-15
    price $169,000
13. 2007-02-15
    historical
14. 2006-09-05
    listed $160,000
15. 2003-08-13
    soldstatus $130,000
16. 2003-05-27
    historical
17. 2003-05-27
    price $134,900
18. 2003-02-22
    listed $130,000

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $34,561
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,765
• − Management: −$2,765
• − HOA: −$10,500
• − Depreciation: −$7,244
• Taxable loss: −$7,640
• Est. tax savings @ 24.0%: +$1,834
• After-tax cash flow: $-2,013/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: Irvington Union Free School District
• NCES district ID: 3615450
• Math proficiency: 83% ▬ 0.00%
• Reading proficiency: 89% ▲ 12.00%
• Median HH income: $120,390
• Composite: 79.34/100
• National rank: #63
• State rank: #23 of 590 in NY

Livability — Irvington

• Score: 75/100
• State rank: #271
• US rank: #4308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irvington, NY
• County: Westchester County · 709,332 people
• City population: 7,362
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 7,362
• Household income: $174,038
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 134.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 9% Asian 9% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Salvadoran 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 4%
• Foreign-born: 16% · Canada, China, Dominican Republic
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -98.12%
• Current HPI: 250.8115
• 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

+91.5% since first listed

18 events — show timeline

• 2026-04-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-06 Sold (MLS) $180,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-07-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-07-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-07-06 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-02-16 Price Changed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-14 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2007-04-17 Sold (MLS) $160,000 HGMLS
• 2007-02-15 Delisted — HGMLS
• 2007-02-15 Price Changed $169,000 HGMLS
• 2006-09-05 Listed $160,000 HGMLS
• 2003-08-13 Sold (MLS) $130,000 HGMLS
• 2003-05-27 Price Changed $134,900 HGMLS
• 2003-05-27 Delisted — HGMLS
• 2003-02-22 Listed $130,000 HGMLS