10 N Broadway Unit 1K · White Plains, NY 10601

$169,000

1 bd · 1.0 ba · 800 sqft · Condo · 59 Days on market

Built 1954 $211/sqft · 10% below area Est $187k · 10% under

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Why this score? — see what drove the A- 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 +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Move right into this fully reimagined 1-bedroom gem in the sought-after Tibbets Park cooperative. Total move-in condition defines this bright and spacious apartment, which features a large entry foyer and an expansive living room with a dedicated dining area. The gourmet kitchen is a standout with custom cabinetry and quartz countertops, perfectly complemented by a stunningly upgraded bathroom and a large bedroom with abundant closet storage. Every detail has been considered, from the high ceilings and crown molding to the new flooring and dual new AC units. Ideally located in the heart of vibrant White Plains, you are moments away from top-tier fitness centers, parks, major retailers and an abundance of restaurants. Commuters will love the easy access to the Metro-North and local transportation for a swift journey to New York City. This is a rare opportunity to own a turnkey home in one of Westchester’s most exciting neighborhoods.

Key facts

• Custom cabinetry
• Upgraded bathroom
• Large entry foyer

Tags

• GOURMET KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• UPGRADED BATHROOM
• LARGE ENTRY FOYER
• EXPANSIVE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 42% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 19y 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 1954 — 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1954 — 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: 1.76% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.92%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $187,464
• List price: $169,000
• Delta: -9.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.8%
• Equity multiple: 3.08×
• Total profit: $98,355
• Equity at exit: $73,094

10-year hold

• IRR: 38.1%
• Equity multiple: 6.43×
• Total profit: $257,049
• Equity at exit: $110,445

Cash invested: $47,320 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,972 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $1,180

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 55%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	22d	2	0.09mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	0.09mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	43d	1	0.11mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	1d	31	0.11mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	43d	1	0.12mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	4d	1	0.12mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.13mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	44d	1	0.14mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	5d	1	0.17mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	43d	1	0.18mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	43d	1	0.18mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	43d	1	0.20mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	15d	1	0.21mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	20d	1	0.25mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	18d	1	0.26mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	24d	1	0.28mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	43d	1	0.28mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.30mi
5 Cottage Pl White Plains, NY	—	1.0	577	$2,686	$4.66	13d	1	0.31mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$4,038	$4.15	1d	19	0.34mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	2d	1	0.39mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	2d	1	0.39mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	43d	17	0.41mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	1d	11	0.42mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	43d	1	0.45mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	24d	1	0.50mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	43d	1	0.51mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,320	$4.37	1d	28	0.56mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$2,695	$3.09	5d	6	0.57mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	43d	1	0.59mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	44d	1	0.59mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	1d	126	0.59mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	0.60mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	43d	2	0.60mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	18d	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	$2,850	$3.44	2d	12	0.62mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	20d	1	0.63mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,715	$2.91	1d	20	0.65mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$3,922	$4.56	1d	23	0.72mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-18
   days on market $169,000 Active 59 DOM
2. 2026-06-17
   days on market $169,000 Active 58 DOM
3. 2026-06-16
   days on market $169,000 Active 57 DOM
4. 2026-06-15
   days on market $169,000 Active 56 DOM
5. 2026-06-13
   days on market $169,000 Active 54 DOM
6. 2026-06-13
   days on market $169,000 Active 53 DOM
7. 2026-06-09
   days on market $169,000 Active 50 DOM
8. 2026-06-08
   days on market $169,000 Active 49 DOM
9. 2026-06-07
   days on market $169,000 Active 48 DOM
10. 2026-06-04
    days on market $169,000 Active 45 DOM
11. 2026-06-03
    days on market $169,000 Active 44 DOM
12. 2026-06-02
    pricedays on market $169,000 Active 43 DOM
13. 2026-06-01
    days on market $175,000 Active 42 DOM
14. 2026-05-31
    days on market $175,000 Active 41 DOM
15. 2026-04-20
    listed $175,000 Active 952-char remark

    Show marketing remark (952 chars)

    Move right into this fully reimagined 1-bedroom gem in the sought-after Tibbets Park cooperative. Total move-in condition defines this bright and spacious apartment, which features a large entry foyer and an expansive living room with a dedicated dining area. The gourmet kitchen is a standout with custom cabinetry and quartz countertops, perfectly complemented by a stunningly upgraded bathroom and a large bedroom with abundant closet storage. Every detail has been considered, from the high ceilings and crown molding to the new flooring and dual new AC units. Ideally located in the heart of vibrant White Plains, you are moments away from top-tier fitness centers, parks, major retailers and an abundance of restaurants. Commuters will love the easy access to the Metro-North and local transportation for a swift journey to New York City. This is a rare opportunity to own a turnkey home in one of Westchester’s most exciting neighborhoods.

16. 2021-07-25
    historical
17. 2021-02-04
    status Active
18. 2021-01-22
    historical
19. 2020-12-03
    status Active
20. 2020-08-05
    historical
21. 2020-06-25
    listed $149,000 Active
22. 2016-01-01
    historical Expired
23. 2015-12-31
    historical
24. 2015-11-16
    price
25. 2015-10-23
    price
26. 2015-10-07
    historical
27. 2015-08-28
    historical Temporarily off Market
28. 2015-08-28
    listed Active
29. 2015-08-28
    listed $105,000
30. 2015-07-01
    historical Pending
31. 2015-06-04
    price
32. 2015-05-21
    price
33. 2015-04-07
    listed Active
34. 2015-04-07
    listed $107,000
35. 2015-04-06
    historical Expired
36. 2015-04-05
    historical
37. 2015-02-12
    price
38. 2015-01-22
    price
39. 2015-01-05
    price
40. 2014-12-05
    listed Active
41. 2014-12-05
    historical Expired
42. 2014-12-05
    listed $112,900
43. 2014-12-04
    historical
44. 2014-10-24
    price
45. 2014-10-17
    price
46. 2014-10-10
    price
47. 2014-09-29
    price
48. 2014-08-04
    price
49. 2014-08-04
    listed Active
50. 2014-08-04
    listed $109,999

ⓘ 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: $35,660
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,853
• − Management: −$2,853
• − Depreciation: −$4,916
• Taxable income: $12,191
• Est. tax owed @ 24.0%: −$2,926
• After-tax cash flow: $11,230/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

+6.1% since first listed

70 events — show timeline

• 2026-04-20 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-02-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-01-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-12-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-08-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-06-25 Listed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2016-01-01 Delisted — HGMLS
• 2015-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-11-16 Price Changed — HGMLS
• 2015-10-23 Price Changed — HGMLS
• 2015-10-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-08-28 Delisted — HGMLS
• 2015-08-28 Listed — HGMLS
• 2015-08-28 Listed $105,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-01 Contingent — HGMLS
• 2015-06-04 Price Changed — HGMLS
• 2015-05-21 Price Changed — HGMLS
• 2015-04-07 Listed — HGMLS
• 2015-04-07 Listed $107,000 OneKey® MLS as Distributed by MLS Grid
• 2015-04-06 Delisted — HGMLS
• 2015-04-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-02-12 Price Changed — HGMLS
• 2015-01-22 Price Changed — HGMLS
• 2015-01-05 Price Changed — HGMLS
• 2014-12-05 Listed — HGMLS
• 2014-12-05 Delisted — HGMLS
• 2014-12-05 Listed $112,900 OneKey® MLS as Distributed by MLS Grid
• 2014-12-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-10-24 Price Changed — HGMLS
• 2014-10-17 Price Changed — HGMLS
• 2014-10-10 Price Changed — HGMLS
• 2014-09-29 Price Changed — HGMLS
• 2014-08-04 Price Changed — HGMLS
• 2014-08-04 Listed — HGMLS
• 2014-08-04 Listed $109,999 OneKey® MLS as Distributed by MLS Grid
• 2014-08-01 Delisted — HGMLS
• 2014-05-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-04-25 Contingent — HGMLS
• 2014-03-15 Price Changed $155,000 HGMLS
• 2014-01-08 Price Changed — HGMLS
• 2013-11-26 Listed — HGMLS
• 2013-11-26 Listed $117,999 OneKey® MLS as Distributed by MLS Grid
• 2013-11-25 Delisted — HGMLS
• 2013-11-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-10-24 Price Changed — HGMLS
• 2013-09-18 Price Changed — HGMLS
• 2013-06-27 Price Changed — HGMLS
• 2013-01-24 Listed — HGMLS
• 2013-01-24 Listed $119,999 OneKey® MLS as Distributed by MLS Grid
• 2012-12-21 Delisted — HGMLS
• 2012-12-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-11-07 Price Changed — HGMLS
• 2012-09-04 Listed — HGMLS
• 2012-09-03 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2012-08-21 Delisted — HGMLS
• 2012-08-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-04-20 Price Changed — HGMLS
• 2012-02-20 Listed — HGMLS
• 2012-02-19 Listed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2011-12-31 Delisted — HGMLS
• 2011-09-14 Price Changed — HGMLS
• 2011-08-09 Price Changed — HGMLS
• 2011-06-30 Listed — HGMLS
• 2008-08-14 Delisted — HGMLS
• 2008-08-14 Sold (MLS) $155,000 HGMLS
• 2008-08-05 Price Changed $164,900 HGMLS
• 2008-08-04 Listed $164,900 HGMLS
• 2008-05-29 Delisted — HGMLS
• 2007-08-18 Listed — HGMLS