270 N Broadway Unit 2HI · Yonkers, NY 10701

$308,000

3 bd · 2.0 ba · 1,600 sqft · Condo · 52 Days on market

Built 1968 $192/sqft · at area comps Est $315k · at est.

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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 +24.9/30.0
• ARV discount +8.5/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• 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

Listing remarks MLS

Manhattan style living comes to the Yonkers waterfront area known for its fine restaurants and ambiance. This newly renovated and customized 3 bedroom, 2 bath expansive corner unit with double exposure showcases elegance and modern luxury. The attention to detail will satisfy the discerning eye. Exquisitely crafted to the highest standards by an accomplished renovator with a distinct understanding of today's buyer. Mindful of functionality and ideal for entertaining as well as casual living. This unit also comes with a guaranteed parking. Conveniently located close to the quaint downtown waterfront for restaurants, shopping and metro north train. A must see. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Yonkers waterfront
• Eat-in kitchen
• Generous dining area

Tags

• YONKERS WATERFRONT
• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OVERSIZED LIVING ROOM
• GENEROUS DINING AREA

Property features AI

Finance

• HOA & community: Building amenities include elevators, park access, and trash service; Association fee includes heat, hot water, sewer, and water

Exterior

• Parking: On-street parking (waitlist); Parking fee applicable
• Security: Video cameras; Intercom
• Utilities: Con Edison electric; Public sewer; Public trash collection
• Home design: Stock cooperative; Six-story building; Entry on level 2
• Construction: Block and brick construction
• Exterior features: Near public transit; Near schools; Near shops; Park nearby; Not waterfront; Video cameras

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Located on second floor
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Steam heating; No central cooling
• Interior features: Eat-in kitchen; Elevator; Entrance foyer; Marble counters; Primary bathroom; Walk-in closet(s); Common area laundry room; Intercom
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $308k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $308k).
• Recommended offer: $299k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); 183 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $3,532/mo this rent would consume 65% 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 $2k of loan paydown is wiped out by about $9k 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 $86k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 8 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.
• Current owner paid $210k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $298,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $315,311
• List price: $308,000
• Delta: -2.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Stewart Pl	0.41mi	4/2.0 (+1)	1,610 (+1%)	7mo	$595,000	$370	69

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-2,696
• Equity at exit: $45,924

10-year hold

• IRR: 10.3%
• Equity multiple: 1.85×
• Total profit: $73,288
• Equity at exit: $26,630

Cash invested: $86,240 (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: 183
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,532 high
• Mortgage (P&I): −$1,615
• Tax est. 1.5%: −$385 /mo · $4,620/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$742
• Net cashflow: $662

Break-even live

Break-even rent $2,694

Max offer price $308,000

Occupancy floor 76%

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: $77,000
• Closing costs: $9,240
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Morningside Ave Unit 1 Yonkers, NY	3.0	3.5	1734	$4,000	$2.31	24d	1	0.38mi
82 Morningside Ave Unit 2 Yonkers, NY	3.0	2.5	1734	$4,000	$2.31	44d	1	0.38mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	44d	1	0.39mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$4,792	$5.85	2d	13	0.40mi
47 Lincoln Ter Yonkers, NY	3.0	2.0	1700	$4,300	$2.53	4d	1	0.42mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$4,130	$4.14	2d	1	0.48mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$3,690	$4.82	2d	21	0.53mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	7d	48	0.68mi
552 N Broadway Yonkers, NY	2.0	1.0	1300	$2,800	$2.15	44d	1	0.69mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$4,879	$5.50	2d	20	0.69mi
312 Edwards Pl Unit 1 Yonkers, NY	3.0	1.5	1550	$4,000	$2.58	44d	1	0.75mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$3,323	$3.67	3d	4	0.77mi
11 Garfield St Unit 2 Yonkers, NY	2.0	1.0	1250	$2,250	$1.80	15d	1	0.79mi
65 Tower Pl Unit 1st floor Yonkers, NY	2.0	1.0	1400	$3,200	$2.29	44d	1	0.79mi
221 Woodland Ave Yonkers, NY	2.0	1.0	1470	$2,650	$1.80	7d	1	0.80mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	7d	25	0.82mi
37 Troy Ln Unit 1 Yonkers, NY	4.0	1.5	1500	$4,200	$2.80	7d	1	0.88mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	1d	22	1.02mi
740 Palisade Ave Yonkers, NY	3.0	1.0	1200	$2,900	$2.42	24d	1	1.09mi
211 Mary Lou Ave #1 Yonkers, NY	2.0	1.0	1138	$2,475	$2.17	15d	1	1.09mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	44d	1	1.23mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	44d	1	1.26mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	44d	1	1.27mi
4 Fowler Ave Unit 1 Yonkers, NY	2.0	1.0	2000	$2,700	$1.35	44d	1	1.33mi
4 Fowler Ave Unit 1 floor Yonkers, NY	2.0	1.0	1400	$2,700	$1.93	44d	1	1.33mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-18
   days on market $308,000 Active 52 DOM
2. 2026-06-17
   days on market $308,000 Active 51 DOM
3. 2026-06-16
   days on market $308,000 Active 50 DOM
4. 2026-06-15
   days on market $308,000 Active 49 DOM
5. 2026-06-13
   days on market $308,000 Active 47 DOM
6. 2026-06-09
   days on market $308,000 Active 43 DOM
7. 2026-06-08
   days on market $308,000 Active 42 DOM
8. 2026-06-07
   days on market $308,000 Active 41 DOM
9. 2026-06-04
   days on market $308,000 Active 38 DOM
10. 2026-06-03
    days on market $308,000 Active 37 DOM
11. 2026-06-02
    days on market $308,000 Active 36 DOM
12. 2026-06-01
    days on market $308,000 Active 35 DOM
13. 2026-05-31
    days on market $308,000 Active 34 DOM
14. 2026-04-27
    listed $308,000 Active 1562-char remark
15. 2025-11-07
    status Pending
16. 2025-11-07
    historical
17. 2025-05-20
    listed $298,000 Active
18. 2017-08-04
    soldstatus $209,500 Sold

    Show marketing remark (720 chars)

    Manhattan style living comes to the Yonkers waterfront area known for its fine restaurants and ambiance. This newly renovated and customized 3 bedroom, 2 bath expansive corner unit with double exposure showcases elegance and modern luxury. The attention to detail will satisfy the discerning eye. Exquisitely crafted to the highest standards by an accomplished renovator with a distinct understanding of today's buyer. Mindful of functionality and ideal for entertaining as well as casual living. This unit also comes with a guaranteed parking. Conveniently located close to the quaint downtown waterfront for restaurants, shopping and metro north train. A must see. Additional Information: HeatingFuel:Oil Above Ground,

19. 2017-05-16
    historical Pending

    Show marketing remark (720 chars)

    Manhattan style living comes to the Yonkers waterfront area known for its fine restaurants and ambiance. This newly renovated and customized 3 bedroom, 2 bath expansive corner unit with double exposure showcases elegance and modern luxury. The attention to detail will satisfy the discerning eye. Exquisitely crafted to the highest standards by an accomplished renovator with a distinct understanding of today's buyer. Mindful of functionality and ideal for entertaining as well as casual living. This unit also comes with a guaranteed parking. Conveniently located close to the quaint downtown waterfront for restaurants, shopping and metro north train. A must see. Additional Information: HeatingFuel:Oil Above Ground,

20. 2016-11-11
    listed $217,000 Active

    Show marketing remark (720 chars)

    Manhattan style living comes to the Yonkers waterfront area known for its fine restaurants and ambiance. This newly renovated and customized 3 bedroom, 2 bath expansive corner unit with double exposure showcases elegance and modern luxury. The attention to detail will satisfy the discerning eye. Exquisitely crafted to the highest standards by an accomplished renovator with a distinct understanding of today's buyer. Mindful of functionality and ideal for entertaining as well as casual living. This unit also comes with a guaranteed parking. Conveniently located close to the quaint downtown waterfront for restaurants, shopping and metro north train. A must see. Additional Information: HeatingFuel:Oil Above Ground,

21. 2016-06-24
    historical Expired
22. 2015-11-09
    historical
23. 2015-06-25
    historical Pending
24. 2015-06-11
    status Active
25. 2015-05-21
    historical Pending
26. 2015-05-05
    price
27. 2015-04-09
    listed Active
28. 2015-04-08
    listed $79,900
29. 2012-07-01
    historical
30. 2012-06-30
    historical
31. 2012-05-26
    price
32. 2012-02-20
    listed Active
33. 2012-02-19
    listed $160,000

ⓘ 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 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: $42,385
• − Mortgage interest: −$17,253
• − Property taxes: −$4,620
• − Insurance: −$1,540
• − Repairs & maintenance: −$3,391
• − Management: −$3,391
• − Depreciation: −$8,960
• Taxable income: $3,231
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $7,167/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

+92.5% since first listed

20 events — show timeline

• 2026-04-27 Listed $308,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-20 Listed $298,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-04 Sold (MLS) $209,500 OneKey® MLS as Distributed by MLS Grid
• 2017-05-16 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-11-11 Listed $217,000 OneKey® MLS as Distributed by MLS Grid
• 2016-06-24 Delisted — HGMLS
• 2015-11-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-06-25 Contingent — HGMLS
• 2015-06-11 Relisted — HGMLS
• 2015-05-21 Contingent — HGMLS
• 2015-05-05 Price Changed — HGMLS
• 2015-04-09 Listed — HGMLS
• 2015-04-08 Listed $79,900 OneKey® MLS as Distributed by MLS Grid
• 2012-07-01 Delisted — HGMLS
• 2012-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-05-26 Price Changed — HGMLS
• 2012-02-20 Listed — HGMLS
• 2012-02-19 Listed $160,000 OneKey® MLS as Distributed by MLS Grid