499 N Broadway Unit 3E · White Plains, NY 10603

$265,000

1 bd · 1.0 ba · 975 sqft · Condo · 163 Days on market

Built 1966

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Balcony unit in White Plains most desired buildings. Bright spacious living room and dining area. 17 feet wide balcony.Eat-in-kitchen. King size bedroom with huge walk in closet. Central heat, central AC, gas and taxes included in maintenance. Assigned indoor parking space with guest parking available. Close to train, shopping and restaurants. Star reduction not included in maintenance. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

Key facts

• Private balcony
• Granite counter tops
• 45 garage spots

Tags

• PRIVATE BALCONY
• WINDOWED EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• GENEROUS CLOSET SPACE
• ASSIGNED INDOOR PARKING SPACE

Property features AI

Finance

• HOA & community: Additional monthly fee of $151.61 (assessment for capital improvement ending 12/26)

Exterior

• Parking: Assigned parking; Garage with door opener; 1 parking space (parking fee applies — $80)
• Utilities: Con-Edison electric; Public sewer; Cable connected; Natural gas connected; Public trash collection; Water connected
• Home design: Stock cooperative; 9-story building
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Balcony; Gas grill; Mailbox; Playground

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Stainless steel appliances
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Crown molding; Eat-in kitchen; Elevator; Entrance foyer; Granite counters; Pantry; Storage; Walk-through kitchen; Walk-in closets; Terrace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Zoned schools: White Plains Middle School (math 36% / reading 53%, grade D, #348 of 729 statewide, top 50%, 1,517 students, 50% FRL); White Plains Senior High School (math 89% / reading 67%, grade A-, #577 of 1,100 statewide, top 52%, 2,220 students, 53% FRL).
• Market conditions: 111 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 163 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $230k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.4

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-14,301
• Equity at exit: $39,512

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $24,664
• Equity at exit: $22,912

Cash invested: $74,200 (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 10603

• Home prices YoY: -24.2%
• Active inventory: 111
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,970 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $448

Break-even live

Break-even rent $2,402

Max offer price $265,000

Occupancy floor 80%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Wyndover Woods Ln #23 White Plains, NY	—	1.0	600	$1,850	$3.08	43d	1	0.32mi
4 Wyndover Woods Ln Unit 12 White Plains, NY	2.0	1.0	925	$2,500	$2.70	43d	1	0.44mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	24d	1	0.78mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	24d	1	0.95mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	44d	1	0.98mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	43d	1	0.99mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	43d	1	1.00mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	20d	1	1.00mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	43d	1	1.01mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	43d	1	1.02mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	43d	1	1.03mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	44d	1	1.03mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	5d	1	1.03mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	1d	31	1.04mi
5 Cottage Pl White Plains, NY	—	1.0	577	$2,686	$4.66	13d	1	1.10mi
13 Granada Cres #1 White Plains, NY	2.0	2.0	1100	$3,500	$3.18	24d	1	1.11mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	1.16mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	22d	2	1.18mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,320	$4.37	1d	28	1.18mi
16 Edward St Unit 2nd floor West Harrison, NY	2.0	1.0	900	$2,600	$2.89	43d	1	1.19mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	43d	1	1.20mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	43d	1	1.21mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	43d	1	1.21mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	1.23mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	4d	1	1.24mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	15d	1	1.28mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,715	$2.91	1d	20	1.31mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$2,695	$3.09	5d	6	1.31mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	19d	1	1.32mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$2,850	$3.44	2d	12	1.34mi
295 Columbus Ave Unit 1 West Harrison, NY	1.0	1.0	726	$3,600	$4.96	43d	1	1.36mi
295 Columbus Ave Unit 2 West Harrison, NY	2.0	1.0	946	$2,700	$2.85	43d	1	1.36mi
125 Lake St Unit 5jn West Harrison, NY	1.0	1.0	750	$2,150	$2.87	43d	1	1.36mi
125 Lake St Unit 6gn West Harrison, NY	2.0	2.0	1000	$3,000	$3.00	43d	1	1.36mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	19d	2	1.37mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	43d	2	1.37mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	13d	2	1.37mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	1.37mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	1.40mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$3,922	$4.56	1d	23	1.41mi

HOA detail condo

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

Listing history 10 events

1. 2026-04-10
   status Pending
2. 2026-02-06
   price $265,000
3. 2026-01-17
   price $269,000
4. 2026-01-17
   price $269
5. 2025-10-28
   listed $275,000 Active
6. 2023-07-18
   historical $2,300
7. 2023-07-16
   listed $2,300
8. 2019-10-04
   soldstatus $230,000 Sold 475-char remark

   Show marketing remark (475 chars)

   Balcony unit in White Plains most desired buildings. Bright spacious living room and dining area. 17 feet wide balcony.Eat-in-kitchen. King size bedroom with huge walk in closet. Central heat, central AC, gas and taxes included in maintenance. Assigned indoor parking space with guest parking available. Close to train, shopping and restaurants. Star reduction not included in maintenance. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

9. 2019-08-19
   status Pending 475-char remark

   Show marketing remark (475 chars)

   Balcony unit in White Plains most desired buildings. Bright spacious living room and dining area. 17 feet wide balcony.Eat-in-kitchen. King size bedroom with huge walk in closet. Central heat, central AC, gas and taxes included in maintenance. Assigned indoor parking space with guest parking available. Close to train, shopping and restaurants. Star reduction not included in maintenance. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

10. 2019-07-16
    listed $225,000 Active 475-char remark

    Show marketing remark (475 chars)

    Balcony unit in White Plains most desired buildings. Bright spacious living room and dining area. 17 feet wide balcony.Eat-in-kitchen. King size bedroom with huge walk in closet. Central heat, central AC, gas and taxes included in maintenance. Assigned indoor parking space with guest parking available. Close to train, shopping and restaurants. Star reduction not included in maintenance. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,638
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,851
• − Management: −$2,851
• − Depreciation: −$7,709
• Taxable income: $1,285
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $5,072/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
• City population: 61,281
• Population (ZIP): 19,201

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 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 34% Black 21% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 8% French/Haitian/Cajun 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: ▼ -101.72%
• Current HPI: 317.8177
• 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

+17.8% since first listed

10 events — show timeline

• 2026-04-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $269 OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-18 Rental Removed $2,300 ONEKEY
• 2023-07-16 Listed for Rent $2,300 ONEKEY
• 2019-10-04 Sold (MLS) $230,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-07-16 Listed $225,000 OneKey® MLS as Distributed by MLS Grid