397 N Broadway Unit 2K · Yonkers, NY 10701

$185,000

1 bd · 1.0 ba · 750 sqft · Condo · 24 Days on market

Built 1971

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Welcome to La Costa Apartments!! This well maintained one bedroom apartment in Yonkers is a commuters dream. Leave your car at home in your own assigned parking space and catch the Metro North directly into the city. This one bedroom apartment has a spacious living room with wall to wall carpeting, eat in kitchen, huge master bedroom, assigned parking space, and onsite laundry facilities. Minutes from all major transportation and beautiful views of the Hudson from the communities inground pool.

Key facts

• Large windows
• Ample closet space
• Updated kitchen

Tags

• OPEN CONCEPT LAYOUT
• UPDATED KITCHEN
• UPDATED BATHROOM
• AMPLE CLOSET SPACE
• LARGE WINDOWS
• ACCESS TO POOL

Property features AI

Finance

• HOA & community: Association: Garthchester Realty; Association amenities include clubhouse, fitness center, landscaped grounds, maintenance of grounds, and pool

Exterior

• Parking: Assigned parking; 1 garage space
• Utilities: Con-Edison electric; Public sewer; Natural gas available
• Home design: Stock cooperative; One level unit; 3-story building
• Construction: Brick construction
• Exterior features: Brick construction; Community pool; Outdoor space; Walk-up access

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: Entry level unit on level 2; Total rooms: 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Kitchen island; Open floor plan; Common basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.4% 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); 185 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $6k 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $70k; list at $185k implies a 164% gain — meaningful room to come down on a strong offer.

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 $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $8,371
• Equity at exit: $27,584

10-year hold

• IRR: 14.9%
• Equity multiple: 2.28×
• Total profit: $66,394
• Equity at exit: $15,995

Cash invested: $51,800 (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: 185
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,315 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $550

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 71%

Sensitivity live

Price	-10% $678	-5% $614	+0% $550	+5% $486	+10% $422
Rent	-10% $367	-5% $459	+0% $550	+5% $641	+10% $733
Rate	-1.0pp $643	-0.5pp $597	base $550	+0.5pp $502	+1.0pp $453

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: $46,250
• Closing costs: $5,550
• 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	45d	1	0.08mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	45d	1	0.14mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	45d	1	0.23mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	20d	1	0.42mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	26d	1	0.43mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	45d	1	0.50mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	19d	1	0.50mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	26d	1	0.51mi
55 Riverside Dr Yonkers, NY	3.0	1.0–3.0	944	$3,241	$3.43	0d	15	0.53mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	45d	1	0.70mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	45d	1	0.70mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	45d	1	0.71mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	5d	1	0.73mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,888	$2.90	0d	1	0.73mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	4d	21	0.79mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	45d	1	0.84mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	45d	3	0.92mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	9d	2	0.92mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	9d	48	0.97mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	45d	1	0.98mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	45d	1	0.98mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	45d	1	1.00mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	17d	1	1.00mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	1.00mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	17d	1	1.00mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	23d	1	1.01mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,122	$3.52	0d	20	1.01mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	45d	1	1.02mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	45d	1	1.03mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	26d	1	1.07mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$2,950	$3.35	1d	6	1.09mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	9d	25	1.13mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	17d	1	1.14mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	0d	22	1.31mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	3d	1	1.32mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	9d	1	1.33mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	16d	1	1.33mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	1.33mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-21
   days on market $185,000 Active 24 DOM
2. 2026-06-18
   days on market $185,000 Active 21 DOM
3. 2026-06-17
   days on market $185,000 Active 20 DOM
4. 2026-06-16
   days on market $185,000 Active 19 DOM
5. 2026-06-15
   days on market $185,000 Active 18 DOM
6. 2026-06-13
   days on market $185,000 Active 16 DOM
7. 2026-06-09
   days on market $185,000 Active 12 DOM
8. 2026-06-08
   days on market $185,000 Active 11 DOM
9. 2026-06-07
   days on market $185,000 Active 10 DOM
10. 2026-06-04
    days on market $185,000 Active 7 DOM
11. 2026-06-03
    days on market $185,000 Active 6 DOM
12. 2026-06-02
    days on market $185,000 Active 5 DOM
13. 2026-06-01
    days on market $185,000 Active 4 DOM
14. 2026-05-31
    days on market $185,000 Active 3 DOM

ⓘ 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: $27,775
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$5,382
• Taxable income: $3,886
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $5,668/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

+131.2% since first listed

12 events — show timeline

• 2026-05-27 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-08 Price Changed $70,000 HGMLS
• 2016-09-08 Sold (MLS) $70,000 HGMLS
• 2016-09-07 Sold (MLS) $70,000 OneKey® MLS as Distributed by MLS Grid
• 2016-06-09 Contingent — HGMLS
• 2016-06-08 Price Changed $75,000 HGMLS
• 2016-03-29 Listed $75,000 HGMLS
• 2016-03-29 Listed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2006-03-28 Sold (MLS) $80,000 HGMLS
• 2006-01-04 Delisted — HGMLS
• 2006-01-04 Price Changed $99,000 HGMLS
• 2005-11-07 Listed $80,000 HGMLS