470 N Broadway Unit B34 · Yonkers, NY 10701

$149,999

1 bd · 1.0 ba · 750 sqft · Condo · 31 Days on market

Built 1955 $200/sqft · 27% below area Est $204k · 27% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Introducing Unit B34 at 470 N. Broadway. This updated meticulously maintained top floor unit is located within the Courtyard. Large entry foyer leads to chef's kitchen with stainless steel appliances, wine fridge, warming drawer and ample cabinet space. Additional kitchen counter seating. Spacious sun drenched living room with crown molding and hard wood engineered flooring. Tastefully updated bath. Generous size primary bedroom. Closet space galore. Laundry room and community room on lobby level. 470 N Broadway is a commuters delight. Close proximity to major highways, Metro North, historic river front parks, Hudson River Museum, shopping and dining needs. Come home and relax within the qu

Key facts

• Ample cabinet space
• Chef's kitchen
• Wine fridge

Tags

• CHEF'S KITCHEN
• STAINLESS STEEL APPLIANCES
• WINE FRIDGE
• AMPLE CABINET SPACE

Property features AI

Finance

• HOA & community: Association: The Courtyard; Monthly capital assessment of $175; Additional monthly fees apply

Exterior

• Parking: Assigned parking (waitlist); Parking fee applies
• Utilities: Con Edison electric; Public sewer; Cable available; Electricity available; Water available
• Home design: Stock cooperative; One story; Entry level: 3
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Convection oven; Oven; Range; Dishwasher; Refrigerator
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Chef's kitchen; Entrance foyer; No basement; Total of 4 rooms
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 38 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; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 42% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 21y 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 1955 — 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 $145,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1955 — 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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.47%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $204,358
• List price: $149,999
• Delta: -24.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.64×
• Total profit: $26,799
• Equity at exit: $22,365

10-year hold

• IRR: 25.3%
• Equity multiple: 3.35×
• Total profit: $98,652
• Equity at exit: $12,969

Cash invested: $42,000 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $751

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 62%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	44d	1	0.29mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	44d	1	0.34mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	44d	1	0.34mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	19d	1	0.37mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	25d	1	0.42mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	44d	1	0.51mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	4d	1	0.53mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	44d	1	0.54mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	44d	1	0.56mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	25d	1	0.59mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	44d	1	0.70mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	44d	1	0.70mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	18d	1	0.70mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$2,990	$3.65	3d	13	0.74mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	44d	1	0.86mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	0.86mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,933	$2.94	3d	1	0.94mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	3d	21	0.99mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	44d	1	1.04mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	44d	1	1.04mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	7d	2	1.08mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	44d	3	1.08mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	1.13mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	1.15mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	16d	1	1.15mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	7d	48	1.17mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	44d	1	1.18mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	22d	1	1.18mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,248	$3.66	2d	20	1.19mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	44d	1	1.20mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	25d	1	1.26mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$2,786	$3.07	3d	4	1.28mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	15d	1	1.29mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	7d	25	1.32mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	25d	1	1.34mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	1d	1	1.45mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	1.46mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	15d	1	1.46mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-18
   days on market $149,999 Active 31 DOM
2. 2026-06-17
   days on market $149,999 Active 30 DOM
3. 2026-06-16
   days on market $149,999 Active 29 DOM
4. 2026-06-15
   days on market $149,999 Active 28 DOM
5. 2026-06-13
   days on market $149,999 Active 26 DOM
6. 2026-06-09
   days on market $149,999 Active 22 DOM
7. 2026-06-08
   days on market $149,999 Active 21 DOM
8. 2026-06-07
   days on market $149,999 Active 20 DOM
9. 2026-06-04
   days on market $149,999 Active 17 DOM
10. 2026-06-03
    days on market $149,999 Active 16 DOM
11. 2026-06-02
    days on market $149,999 Active 15 DOM
12. 2026-06-01
    days on market $149,999 Active 14 DOM
13. 2026-05-31
    days on market $149,999 Active 13 DOM
14. 2026-05-18
    listed $149,999 Active 800-char remark
15. 2026-05-12
    historical
16. 2026-04-01
    listed $154,999 Active
17. 2026-03-18
    historical
18. 2026-01-12
    listed $155,000 Active
19. 2025-12-12
    historical
20. 2025-10-28
    listed $159,999 Active
21. 2025-10-27
    historical
22. 2025-09-18
    listed $162,500 Active
23. 2022-06-15
    listed $152,000 Active
24. 2022-06-12
    historical
25. 2022-03-25
    status Active
26. 2022-03-25
    price $154,000
27. 2022-02-10
    historical
28. 2022-01-12
    listed $159,000 Active
29. 2021-12-13
    historical
30. 2021-11-10
    listed $159,000 Active
31. 2018-01-19
    soldstatus $140,000 Sold
32. 2017-10-30
    historical Pending
33. 2017-09-25
    listed $150,000 Active
34. 2017-05-18
    historical
35. 2016-05-31
    listed $149,000 Active
36. 2015-08-31
    historical
37. 2015-04-15
    historical Temporarily off Market
38. 2015-02-18
    listed Active
39. 2015-02-18
    listed $150,000
40. 2014-09-01
    historical Expired
41. 2014-08-31
    historical
42. 2014-04-22
    listed Active
43. 2014-04-22
    listed $164,000
44. 2014-03-15
    price $160,000
45. 2014-03-01
    historical
46. 2014-02-28
    historical
47. 2013-11-01
    listed Active
48. 2013-11-01
    listed $164,000
49. 2013-11-01
    historical
50. 2013-10-31
    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 ≥99°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: $27,161
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$4,364
• Taxable income: $7,049
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $7,326/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

+89.9% since first listed

53 events — show timeline

• 2026-05-18 Listed $149,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $154,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-12 Listed $155,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Listed $159,999 OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-18 Listed $162,500 OneKey® MLS as Distributed by MLS Grid
• 2022-06-15 Listed $152,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-03-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-03-25 Price Changed $154,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-01-12 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2021-12-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-11-10 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-19 Sold (MLS) $140,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-30 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-09-25 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-05-31 Listed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2015-08-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-04-15 Delisted — HGMLS
• 2015-02-18 Listed — HGMLS
• 2015-02-18 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2014-09-01 Delisted — HGMLS
• 2014-08-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-04-22 Listed — HGMLS
• 2014-04-22 Listed $164,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $160,000 HGMLS
• 2014-03-01 Delisted — HGMLS
• 2014-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-11-01 Listed — HGMLS
• 2013-11-01 Listed $164,000 OneKey® MLS as Distributed by MLS Grid
• 2013-11-01 Delisted — HGMLS
• 2013-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-07-09 Listed — HGMLS
• 2013-07-09 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2013-07-01 Delisted — HGMLS
• 2013-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-01-11 Listed — HGMLS
• 2013-01-11 Listed $189,095 OneKey® MLS as Distributed by MLS Grid
• 2008-04-09 Delisted — HGMLS
• 2008-04-08 Sold (MLS) $160,000 HGMLS
• 2008-01-16 Price Changed $175,000 HGMLS
• 2007-08-20 Delisted — HGMLS
• 2007-08-20 Listed $175,000 HGMLS
• 2007-05-19 Listed — HGMLS
• 2005-05-19 Sold (MLS) $79,000 HGMLS
• 2005-04-01 Delisted — HGMLS
• 2005-04-01 Price Changed $84,500 HGMLS
• 2005-03-07 Listed $79,000 HGMLS