20 N Broadway Unit K351 · White Plains, NY 10601

$375,000

2 bd · 1.0 ba · 1,100 sqft · Condo · 15 Days on market

Built 1930

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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 +16.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +5.2/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Gramercy Park in White Plains! Be captivated by the landmark style architecture and European craftsmanship and enjoy an exceptional quality of life at The Broadlawn. Ideally positioned quiet rear courtyard location, this corner duplex w/tree-top views features hardwood floors throughout. The main level offers an updated kitchen with granite counters and SS appliances, formal dining room w/park views, and a spacious living room. A lovely staircase ascends to spacious rooms arranged around an upper landing. An oversized master bedroom with double closets, renovated marble bath, and a spacious second bedroom with lovely park views complete the second floor of this unique duplex. Peace and tranquility prevail in an oasis of professionally curated specimen trees and plantings. A centrally located pergola with outdoor furniture and BBQ for Al-Fresco dining adds to a convenient in-town location. Walkable to train, bus, shopping, schools, restaurants, and entertainment. Dogs are permitted! Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Garage
• Built 1930
• Listed 15 days

Property features AI

Finance

• HOA & community: Association fee includes heat and hot water; Additional monthly cable/internet fee

Exterior

• Parking: Assigned parking in a common parking lot (1 space); Parking fee applies
• Utilities: Con-Edison electric; Public sewer; Water connected; Sewer connected; Public trash collection
• Home design: Stock cooperative; 3 stories total; Bi-level unit; Top floor entry
• Construction: Brick construction
• Exterior features: Courtyard; Garden; Gas grill; Landscaped setting; Near public transit; Near shops; See remarks

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Bi-level layout; 3 entry level
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window AC unit(s)
• Interior features: Ceiling fan(s); Formal dining area; Galley-style kitchen; Granite counters; Walk-up building; Top floor location; Common basement
• Laundry & utility: Laundry in basement (common area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $358k (4.5% below list).
• Recommended offer: $358k (4.5% below list) — sets the bar for 1% rule.

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.
• Zoned schools: White Plains Middle School (math 36% / reading 53%, grade D, #348 of 729 statewide, top 50%, 1,517 students, 50% FRL); White Plains Senior High School (math 89% / reading 67%, grade A-, #577 of 1,100 statewide, top 52%, 2,220 students, 53% FRL).
• 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($3k loan paydown + $10k 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 $105k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $321k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $358,166 (4.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.96% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.2%
• Equity multiple: 1.58×
• Total profit: $61,022
• Equity at exit: $162,191

10-year hold

• IRR: 13.7%
• Equity multiple: 3.04×
• Total profit: $214,209
• Equity at exit: $245,070

Cash invested: $105,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,582 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $238

Break-even live

Break-even rent $3,280

Max offer price $375,000

Occupancy floor 88%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	1d	31	0.06mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	44d	1	0.07mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	44d	1	0.11mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	44d	1	0.14mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	44d	1	0.15mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	0.16mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	22d	2	0.17mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	5d	1	0.17mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	44d	1	0.18mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.20mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	44d	1	0.21mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	21d	1	0.24mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	24d	1	0.25mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	15d	1	0.27mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	44d	1	0.29mi
234 Martine Ave White Plains, NY	3.0	2.0	1460	$4,195	$2.87	24d	1	0.30mi
240 Martine Ave Apt 4G White Plains, NY	3.0	2.0	1460	$4,195	$2.87	44d	1	0.30mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.37mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,355	$5.50	1d	19	0.40mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	24d	1	0.45mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	44d	1	0.46mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	3d	1	0.46mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	44d	17	0.48mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	1d	11	0.51mi
115 N Broadway White Plains, NY	2.0	2.5	1450	$3,750	$2.59	44d	1	0.51mi
42 Waller Ave White Plains, NY	2.0	1.0	1150	$3,300	$2.87	44d	1	0.53mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	44d	1	0.53mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,146	$6.22	1d	28	0.53mi
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	44d	1	0.55mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$4,195	$4.82	5d	6	0.57mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	44d	1	0.59mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	44d	1	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	$2,850	$3.69	13d	2	0.60mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	19d	2	0.60mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	44d	2	0.60mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$4,295	$5.19	2d	12	0.62mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$5,064	$5.42	1d	20	0.64mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$7,098	$5.47	1d	126	0.66mi
28 Beechwood Ave West Harrison, NY	3.0	1.0	1239	$4,800	$3.87	17d	1	0.68mi

HOA detail condo

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

Listing history 29 events

1. 2026-04-22
   status Pending
2. 2026-04-08
   listed $375,000 Active
3. 2026-04-07
   historical $375,000
4. 2021-06-28
   soldstatus $321,000 Closed 1052-char remark

   Show marketing remark (1052 chars)

   Gramercy Park in White Plains! Be captivated by the landmark style architecture and European craftsmanship and enjoy an exceptional quality of life at The Broadlawn. Ideally positioned quiet rear courtyard location, this corner duplex w/tree-top views features hardwood floors throughout. The main level offers an updated kitchen with granite counters and SS appliances, formal dining room w/park views, and a spacious living room. A lovely staircase ascends to spacious rooms arranged around an upper landing. An oversized master bedroom with double closets, renovated marble bath, and a spacious second bedroom with lovely park views complete the second floor of this unique duplex. Peace and tranquility prevail in an oasis of professionally curated specimen trees and plantings. A centrally located pergola with outdoor furniture and BBQ for Al-Fresco dining adds to a convenient in-town location. Walkable to train, bus, shopping, schools, restaurants, and entertainment. Dogs are permitted! Additional Information: HeatingFuel:Oil Above Ground,

5. 2021-03-19
   status Pending 1052-char remark

   Show marketing remark (1052 chars)

   Gramercy Park in White Plains! Be captivated by the landmark style architecture and European craftsmanship and enjoy an exceptional quality of life at The Broadlawn. Ideally positioned quiet rear courtyard location, this corner duplex w/tree-top views features hardwood floors throughout. The main level offers an updated kitchen with granite counters and SS appliances, formal dining room w/park views, and a spacious living room. A lovely staircase ascends to spacious rooms arranged around an upper landing. An oversized master bedroom with double closets, renovated marble bath, and a spacious second bedroom with lovely park views complete the second floor of this unique duplex. Peace and tranquility prevail in an oasis of professionally curated specimen trees and plantings. A centrally located pergola with outdoor furniture and BBQ for Al-Fresco dining adds to a convenient in-town location. Walkable to train, bus, shopping, schools, restaurants, and entertainment. Dogs are permitted! Additional Information: HeatingFuel:Oil Above Ground,

6. 2021-02-14
   listed $325,000 Active 1052-char remark

   Show marketing remark (1052 chars)

   Gramercy Park in White Plains! Be captivated by the landmark style architecture and European craftsmanship and enjoy an exceptional quality of life at The Broadlawn. Ideally positioned quiet rear courtyard location, this corner duplex w/tree-top views features hardwood floors throughout. The main level offers an updated kitchen with granite counters and SS appliances, formal dining room w/park views, and a spacious living room. A lovely staircase ascends to spacious rooms arranged around an upper landing. An oversized master bedroom with double closets, renovated marble bath, and a spacious second bedroom with lovely park views complete the second floor of this unique duplex. Peace and tranquility prevail in an oasis of professionally curated specimen trees and plantings. A centrally located pergola with outdoor furniture and BBQ for Al-Fresco dining adds to a convenient in-town location. Walkable to train, bus, shopping, schools, restaurants, and entertainment. Dogs are permitted! Additional Information: HeatingFuel:Oil Above Ground,

7. 2020-09-25
   historical
8. 2020-06-22
   listed $369,000 Active
9. 2015-07-14
   soldstatus $302,500 Sold
10. 2015-07-14
    price $302,500
11. 2015-07-14
    soldstatus $302,500
12. 2015-05-12
    historical Pending
13. 2015-05-12
    price $310,000
14. 2015-02-15
    price $310,000
15. 2015-02-14
    listed $319,000 Active
16. 2015-02-14
    listed $310,000
17. 2014-12-04
    historical Expired
18. 2014-12-03
    historical
19. 2014-10-08
    price
20. 2014-06-04
    price
21. 2014-06-04
    listed Active
22. 2014-06-03
    listed $310,000
23. 2014-03-15
    price $300,000
24. 2007-08-01
    historical
25. 2007-07-31
    soldstatus $300,000
26. 2007-05-07
    price $309,000
27. 2007-02-16
    listed $309,000
28. 2006-12-17
    historical
29. 2006-06-17
    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 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: $42,980
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,438
• − Management: −$3,438
• − Depreciation: −$10,909
• Taxable loss: −$3,312
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $3,650/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

+21.4% since first listed

29 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $375,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-28 Sold (MLS) $321,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-02-14 Listed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-06-22 Listed $369,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-14 Price Changed $302,500 HGMLS
• 2015-07-14 Sold (MLS) $302,500 HGMLS
• 2015-07-14 Sold (MLS) $302,500 OneKey® MLS as Distributed by MLS Grid
• 2015-05-12 Contingent — HGMLS
• 2015-05-12 Price Changed $310,000 HGMLS
• 2015-02-15 Price Changed $310,000 HGMLS
• 2015-02-14 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2015-02-14 Listed $319,000 HGMLS
• 2014-12-04 Delisted — HGMLS
• 2014-12-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-10-08 Price Changed — HGMLS
• 2014-06-04 Price Changed — HGMLS
• 2014-06-04 Listed — HGMLS
• 2014-06-03 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $300,000 HGMLS
• 2007-08-01 Delisted — HGMLS
• 2007-07-31 Sold (MLS) $300,000 HGMLS
• 2007-05-07 Price Changed $309,000 HGMLS
• 2007-02-16 Listed $309,000 HGMLS
• 2006-12-17 Delisted — HGMLS
• 2006-06-17 Listed — HGMLS