279 North Broadway St Unit 7E · Yonkers, NY 10701

$169,900

1 bd · 1.0 ba · 850 sqft · Condo · 31 Days on market

Built 1933

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Newly Renovated Sponsor Owned Unit, No Board Aprroval Required. Faces The Front Of The Building. Must Be Pre-approved In Order To Set Up An Appointment. Call Today!

Key facts

• One bedroom unit
• Eat in kitchen
• Natural light

Tags

• ONE BEDROOM UNIT
• SPACIOUS LIVING ROOM
• EAT IN KITCHEN
• 4 CLOSETS
• NATURAL LIGHT
• UPDATED BATHROOM

Property features AI

Finance

• HOA & community: Association: Redwood Owners

Exterior

• Parking: Private parking lot (fee applies)
• Utilities: Con Edison electric service; Natural gas connected; Public sewer
• Home design: Stock cooperative; Unit located on entry level 7 of a 7-story building
• Construction: Block and brick exterior
• Exterior features: Brick and block construction; Not waterfront

Interior

• Kitchen: Gas range; Stainless steel appliances
• Bedrooms: 3 bedrooms
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Common basement with storage space; Cats allowed
• Laundry & utility: Basement storage (common)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Market conditions: Rents rising fast (+4.4%/yr); 185 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $66k; list at $170k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $164,803 (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 1933 — 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: 1.37% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.1

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: 9.7%
• Equity multiple: 1.39×
• Total profit: $18,496
• Equity at exit: $25,333

10-year hold

• IRR: 20.0%
• Equity multiple: 2.79×
• Total profit: $85,181
• Equity at exit: $14,690

Cash invested: $47,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $670

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 66%

Sensitivity live

Price	-10% $788	-5% $729	+0% $670	+5% $611	+10% $553
Rent	-10% $486	-5% $578	+0% $670	+5% $762	+10% $855
Rate	-1.0pp $756	-0.5pp $713	base $670	+0.5pp $626	+1.0pp $581

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	25d	1	0.15mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	44d	1	0.20mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	18d	1	0.24mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	44d	1	0.24mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	44d	1	0.25mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	44d	1	0.25mi
55 Riverside Dr Yonkers, NY	3.0	1.0–3.0	944	$3,182	$3.37	0d	16	0.36mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	19d	1	0.47mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,898	$2.91	0d	1	0.48mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	3d	21	0.54mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	8d	2	0.64mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	44d	3	0.64mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	8d	48	0.71mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	44d	1	0.72mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	23d	1	0.73mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,119	$3.51	0d	20	0.73mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	17d	1	0.73mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	0.73mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	44d	1	0.74mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	25d	1	0.79mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	25d	1	0.80mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	44d	1	0.80mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	44d	1	0.80mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$2,950	$3.35	0d	6	0.81mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	44d	1	0.82mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	44d	1	0.84mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	8d	25	0.86mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	16d	1	0.87mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	44d	1	0.90mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	4d	1	0.99mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	0d	23	1.05mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	2d	1	1.05mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	1	1.06mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	16d	1	1.06mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	16d	1	1.08mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	44d	1	1.12mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	44d	1	1.15mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	19d	1	1.25mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	19d	1	1.42mi

HOA detail condo

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

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-03-29
   listed $169,900 Active
3. 2003-07-03
   soldstatus $65,500 164-char remark

   Show marketing remark (164 chars)

   Newly Renovated Sponsor Owned Unit, No Board Aprroval Required. Faces The Front Of The Building. Must Be Pre-approved In Order To Set Up An Appointment. Call Today!

4. 2003-07-03
   price $67,500 164-char remark

   Show marketing remark (164 chars)

   Newly Renovated Sponsor Owned Unit, No Board Aprroval Required. Faces The Front Of The Building. Must Be Pre-approved In Order To Set Up An Appointment. Call Today!

5. 2002-09-21
   listed $65,500 164-char remark

   Show marketing remark (164 chars)

   Newly Renovated Sponsor Owned Unit, No Board Aprroval Required. Faces The Front Of The Building. Must Be Pre-approved In Order To Set Up An Appointment. Call Today!

ⓘ 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: $28,014
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − Depreciation: −$4,943
• Taxable income: $5,674
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $6,680/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

+159.4% since first listed

5 events — show timeline

• 2026-04-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-29 Listed $169,900 OneKey® MLS as Distributed by MLS Grid
• 2003-07-03 Price Changed $67,500 HGMLS
• 2003-07-03 Sold (MLS) $65,500 HGMLS
• 2002-09-21 Listed $65,500 HGMLS