222 N Broadway Unit 3D · Yonkers, NY 10701

$149,000

1 bd · 1.0 ba · 862 sqft · Condo · 66 Days on market

Built 1965 $173/sqft · 8% below area Est $161k · 8% under

---

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 +13.5/30.0
• ARV discount +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +4.1/10.0
• 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

Experience the best of Yonkers living in this beautifully renovated 1-bedroom apartment at the Hudson Hills Cooperative. From the moment you enter, the quality of the recent updates is evident, from the freshly painted interior to the brilliant shine of the hardwood floors. The spacious living and dining areas are designed for both relaxation and entertaining, highlighted by a signature picture window that brings the beauty of the outdoors inside. The updated eat-in kitchen is a standout feature, equipped with quartz countertops, custom cabinetry, and high-end stainless steel appliances. A large bedroom with deep closets and a fully upgraded bathroom complete this sophisticated home. Residents enjoy a tranquil atmosphere while remaining steps away from the bustling energy of local shopping and restaurants. This home is a commuter’s delight, offering a swift 35-minute journey into NYC via the nearby Metro-North.

Key facts

• Custom cabinetry
• Quartz countertops
• Picture window

Tags

• RENOVATED APARTMENT
• HARDWOOD FLOORS
• PICTURE WINDOW
• UPDATED EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• CUSTOM CABINETRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $5 ($62/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.

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); 183 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); 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 $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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $149k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• 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 $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 5.3

CMA / ARV

• ARV (median comp): $161,162
• List price: $149,000
• Delta: -7.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.0%
• Equity multiple: 0.52×
• Total profit: $-19,983
• Equity at exit: $22,216

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-877
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA est. from 1 same-building comp: −$806
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $5

Break-even live

Break-even rent $2,324

Max offer price $149,000

Occupancy floor 95%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	24d	1	0.06mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	17d	1	0.23mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	43d	1	0.23mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	43d	1	0.31mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,933	$2.94	2d	1	0.42mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$2,990	$3.65	2d	13	0.43mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	43d	3	0.44mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	7d	2	0.44mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	2d	21	0.46mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	43d	1	0.46mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	43d	1	0.47mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	0.52mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	16d	1	0.52mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	18d	1	0.53mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	43d	1	0.54mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	22d	1	0.55mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	43d	1	0.57mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,248	$3.66	1d	20	0.57mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	7d	48	0.59mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	43d	1	0.63mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	43d	1	0.63mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	0.64mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	15d	1	0.66mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$2,786	$3.07	3d	4	0.66mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	7d	25	0.70mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	1d	1	0.84mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	0.85mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	14d	1	0.85mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	43d	1	0.87mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	43d	1	0.92mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	1d	22	0.92mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	24d	1	0.99mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	43d	1	1.01mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	18d	1	1.08mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	1.10mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	3d	1	1.16mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	43d	1	1.20mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	18d	1	1.22mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	43d	1	1.32mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	1.40mi

HOA detail condo

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

Listing history 36 events

1. 2026-06-18
   days on market $149,000 Active 66 DOM
2. 2026-06-17
   days on market $149,000 Active 65 DOM
3. 2026-06-16
   days on market $149,000 Active 64 DOM
4. 2026-06-15
   days on market $149,000 Active 63 DOM
5. 2026-06-13
   days on market $149,000 Active 61 DOM
6. 2026-06-09
   days on market $149,000 Active 57 DOM
7. 2026-06-08
   days on market $149,000 Active 56 DOM
8. 2026-06-07
   days on market $149,000 Active 55 DOM
9. 2026-06-04
   days on market $149,000 Active 52 DOM
10. 2026-06-03
    days on market $149,000 Active 51 DOM
11. 2026-06-02
    days on market $149,000 Active 50 DOM
12. 2026-06-01
    days on market $149,000 Active 49 DOM
13. 2026-05-31
    days on market $149,000 Active 48 DOM
14. 2026-04-27
    price $149,000 930-char remark

    Show marketing remark (930 chars)

    Experience the best of Yonkers living in this beautifully renovated 1-bedroom apartment at the Hudson Hills Cooperative. From the moment you enter, the quality of the recent updates is evident, from the freshly painted interior to the brilliant shine of the hardwood floors. The spacious living and dining areas are designed for both relaxation and entertaining, highlighted by a signature picture window that brings the beauty of the outdoors inside. The updated eat-in kitchen is a standout feature, equipped with quartz countertops, custom cabinetry, and high-end stainless steel appliances. A large bedroom with deep closets and a fully upgraded bathroom complete this sophisticated home. Residents enjoy a tranquil atmosphere while remaining steps away from the bustling energy of local shopping and restaurants. This home is a commuter’s delight, offering a swift 35-minute journey into NYC via the nearby Metro-North.

15. 2026-04-13
    listed $159,000 Active 930-char remark

    Show marketing remark (930 chars)

    Experience the best of Yonkers living in this beautifully renovated 1-bedroom apartment at the Hudson Hills Cooperative. From the moment you enter, the quality of the recent updates is evident, from the freshly painted interior to the brilliant shine of the hardwood floors. The spacious living and dining areas are designed for both relaxation and entertaining, highlighted by a signature picture window that brings the beauty of the outdoors inside. The updated eat-in kitchen is a standout feature, equipped with quartz countertops, custom cabinetry, and high-end stainless steel appliances. A large bedroom with deep closets and a fully upgraded bathroom complete this sophisticated home. Residents enjoy a tranquil atmosphere while remaining steps away from the bustling energy of local shopping and restaurants. This home is a commuter’s delight, offering a swift 35-minute journey into NYC via the nearby Metro-North.

16. 2014-03-15
    price $56,000 187-char remark

    Show marketing remark (187 chars)

    Space Galore!! Very spacious 1 bdrm complete with large LR, EIK and large bdrm. Great location - close to Metro North and bus convieniently located outside building. Easy commute to NYC.

17. 2011-08-24
    soldstatus $56,000 Sold 187-char remark

    Show marketing remark (187 chars)

    Space Galore!! Very spacious 1 bdrm complete with large LR, EIK and large bdrm. Great location - close to Metro North and bus convieniently located outside building. Easy commute to NYC.

18. 2011-08-17
    price $57,999 187-char remark

    Show marketing remark (187 chars)

    Space Galore!! Very spacious 1 bdrm complete with large LR, EIK and large bdrm. Great location - close to Metro North and bus convieniently located outside building. Easy commute to NYC.

19. 2011-03-15
    historical Pending 187-char remark

    Show marketing remark (187 chars)

    Space Galore!! Very spacious 1 bdrm complete with large LR, EIK and large bdrm. Great location - close to Metro North and bus convieniently located outside building. Easy commute to NYC.

20. 2011-01-21
    listed $57,999 Active 187-char remark

    Show marketing remark (187 chars)

    Space Galore!! Very spacious 1 bdrm complete with large LR, EIK and large bdrm. Great location - close to Metro North and bus convieniently located outside building. Easy commute to NYC.

21. 2011-01-01
    historical
22. 2010-08-07
    historical Pending
23. 2010-08-05
    historical Cancelled
24. 2010-07-01
    status Active
25. 2010-07-01
    listed Active
26. 2010-07-01
    historical
27. 2010-06-30
    price
28. 2010-06-14
    price
29. 2010-05-13
    price
30. 2010-04-09
    status Active
31. 2009-10-02
    historical Pending
32. 2009-10-01
    historical
33. 2009-09-02
    price
34. 2009-03-10
    listed
35. 2008-07-25
    historical
36. 2007-04-02
    listed

ⓘ 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: $27,962
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − HOA: −$9,672
• − Depreciation: −$4,335
• Taxable loss: −$1,845
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $504/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

+156.9% since first listed

23 events — show timeline

• 2026-04-27 Price Changed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $56,000 HGMLS
• 2011-08-24 Sold (MLS) $56,000 HGMLS
• 2011-08-17 Price Changed $57,999 HGMLS
• 2011-03-15 Contingent — HGMLS
• 2011-01-21 Listed $57,999 HGMLS
• 2011-01-01 Delisted — HGMLS
• 2010-08-07 Contingent — HGMLS
• 2010-08-05 Delisted — HGMLS
• 2010-07-01 Relisted — HGMLS
• 2010-07-01 Listed — HGMLS
• 2010-07-01 Delisted — HGMLS
• 2010-06-30 Price Changed — HGMLS
• 2010-06-14 Price Changed — HGMLS
• 2010-05-13 Price Changed — HGMLS
• 2010-04-09 Relisted — HGMLS
• 2009-10-02 Contingent — HGMLS
• 2009-10-01 Delisted — HGMLS
• 2009-09-02 Price Changed — HGMLS
• 2009-03-10 Listed — HGMLS
• 2008-07-25 Delisted — HGMLS
• 2007-04-02 Listed — HGMLS