120 N Broadway Unit 18B · Irvington, NY 10533

$295,000

2 bd · 1.0 ba · 900 sqft · Condo · 190 Days on market

Built 1951

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Why this score? — see what drove the D- 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).

• Schools +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Irvington’s Award winning School District! Close to restaurants, shops and the Metro North. Beautiful top floor unit with a full attic and seasonal river views! 900 sq. ft, two bedrooms, and a large living area with a custom barn door. Stainless steel appliances and washer/dryer located in the unit. Large master bedroom with two closets and a full-size second bedroom. Bathroom has been updated! Unit includes additional storage space located below unit and has assigned parking. Monthly maintenance shown in the listing includes heat and hot water and does not reflect the STAR discount. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Sliding barn door
• Renovated kitchen
• Private entrance

Tags

• PRIVATE ENTRANCE
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• IN UNIT WASHER DRYER
• HARDWOOD FLOORS
• SLIDING BARN DOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $-635 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.7% vs local median 2.5% in Irvington — 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 75/100 on livability (#271 in NY, #4,308 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: amenities F, cost of living F.
• Irvington Union Free School District (suburban): math 83% / reading 89% proficiency, ranked #23 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Main Street School School (4-5) (math 80% / reading 83%, grade A+, #170 of 2,108 statewide, top 8%, 246 students, 5% FRL); Irvington Middle School (math 82% / reading 89%, grade A+, #11 of 729 statewide, top 1%, 426 students, 9% FRL); Irvington High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 548 students, 10% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 190 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $239k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent; built in 1951 — 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 $259,600 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.05% ✓
• Cap rate: 3.71%
• Cash-on-cash: -9.23%
• DSCR: 0.59
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -32.3%
• Equity multiple: -0.06×
• Total profit: $-87,574
• Equity at exit: $43,985

10-year hold

• IRR: -35.7%
• Equity multiple: -0.52×
• Total profit: $-125,547
• Equity at exit: $25,506

Cash invested: $82,600 (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 10533

• Home prices YoY: -28.1%
• Active inventory: 80
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,107 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA est. from 3 same-building comps: −$1,051
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $-635

Break-even live

Break-even rent $3,911

Max offer price $203,068

Occupancy floor —

Sensitivity live

Price	-10% $-431	-5% $-533	+0% $-635	+5% $-737	+10% $-839
Rent	-10% $-881	-5% $-758	+0% $-635	+5% $-513	+10% $-390
Rate	-1.0pp $-487	-0.5pp $-560	base $-635	+0.5pp $-712	+1.0pp $-790

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 N Broadway Unit T5 Irvington, NY	2.0	1.0	760	$2,950	$3.88	4d	1	0.09mi
1 S Astor St Unit 302 Irvington, NY	1.0	1.0	850	$3,850	$4.53	6d	1	0.93mi
1202 Crescent Dr Tarrytown, NY	1.0–2.0	1.0–2.0	861	$3,568	$4.14	0d	14	1.35mi

HOA detail condo

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

Listing history 11 events

1. 2026-03-14
   status Pending
2. 2025-09-02
   listed $295,000 Active
3. 2020-08-14
   historical 666-char remark

   Show marketing remark (666 chars)

   Located in Irvington’s Award winning School District! Close to restaurants, shops and the Metro North. Beautiful top floor unit with a full attic and seasonal river views! 900 sq. ft, two bedrooms, and a large living area with a custom barn door. Stainless steel appliances and washer/dryer located in the unit. Large master bedroom with two closets and a full-size second bedroom. Bathroom has been updated! Unit includes additional storage space located below unit and has assigned parking. Monthly maintenance shown in the listing includes heat and hot water and does not reflect the STAR discount. Additional Information: HeatingFuel:Oil Above Ground,

4. 2020-08-14
   historical 666-char remark

   Show marketing remark (666 chars)

   Located in Irvington’s Award winning School District! Close to restaurants, shops and the Metro North. Beautiful top floor unit with a full attic and seasonal river views! 900 sq. ft, two bedrooms, and a large living area with a custom barn door. Stainless steel appliances and washer/dryer located in the unit. Large master bedroom with two closets and a full-size second bedroom. Bathroom has been updated! Unit includes additional storage space located below unit and has assigned parking. Monthly maintenance shown in the listing includes heat and hot water and does not reflect the STAR discount. Additional Information: HeatingFuel:Oil Above Ground,

5. 2020-08-13
   soldstatus $239,000 Closed 666-char remark

   Show marketing remark (666 chars)

   Located in Irvington’s Award winning School District! Close to restaurants, shops and the Metro North. Beautiful top floor unit with a full attic and seasonal river views! 900 sq. ft, two bedrooms, and a large living area with a custom barn door. Stainless steel appliances and washer/dryer located in the unit. Large master bedroom with two closets and a full-size second bedroom. Bathroom has been updated! Unit includes additional storage space located below unit and has assigned parking. Monthly maintenance shown in the listing includes heat and hot water and does not reflect the STAR discount. Additional Information: HeatingFuel:Oil Above Ground,

6. 2020-06-16
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Located in Irvington’s Award winning School District! Close to restaurants, shops and the Metro North. Beautiful top floor unit with a full attic and seasonal river views! 900 sq. ft, two bedrooms, and a large living area with a custom barn door. Stainless steel appliances and washer/dryer located in the unit. Large master bedroom with two closets and a full-size second bedroom. Bathroom has been updated! Unit includes additional storage space located below unit and has assigned parking. Monthly maintenance shown in the listing includes heat and hot water and does not reflect the STAR discount. Additional Information: HeatingFuel:Oil Above Ground,

7. 2020-05-07
   status Active 666-char remark

   Show marketing remark (666 chars)

   Located in Irvington’s Award winning School District! Close to restaurants, shops and the Metro North. Beautiful top floor unit with a full attic and seasonal river views! 900 sq. ft, two bedrooms, and a large living area with a custom barn door. Stainless steel appliances and washer/dryer located in the unit. Large master bedroom with two closets and a full-size second bedroom. Bathroom has been updated! Unit includes additional storage space located below unit and has assigned parking. Monthly maintenance shown in the listing includes heat and hot water and does not reflect the STAR discount. Additional Information: HeatingFuel:Oil Above Ground,

8. 2020-05-07
   price $239,000 666-char remark

   Show marketing remark (666 chars)

   Located in Irvington’s Award winning School District! Close to restaurants, shops and the Metro North. Beautiful top floor unit with a full attic and seasonal river views! 900 sq. ft, two bedrooms, and a large living area with a custom barn door. Stainless steel appliances and washer/dryer located in the unit. Large master bedroom with two closets and a full-size second bedroom. Bathroom has been updated! Unit includes additional storage space located below unit and has assigned parking. Monthly maintenance shown in the listing includes heat and hot water and does not reflect the STAR discount. Additional Information: HeatingFuel:Oil Above Ground,

9. 2020-04-19
   historical 666-char remark

   Show marketing remark (666 chars)

   Located in Irvington’s Award winning School District! Close to restaurants, shops and the Metro North. Beautiful top floor unit with a full attic and seasonal river views! 900 sq. ft, two bedrooms, and a large living area with a custom barn door. Stainless steel appliances and washer/dryer located in the unit. Large master bedroom with two closets and a full-size second bedroom. Bathroom has been updated! Unit includes additional storage space located below unit and has assigned parking. Monthly maintenance shown in the listing includes heat and hot water and does not reflect the STAR discount. Additional Information: HeatingFuel:Oil Above Ground,

10. 2020-01-24
    price $249,000 666-char remark

    Show marketing remark (666 chars)

    Located in Irvington’s Award winning School District! Close to restaurants, shops and the Metro North. Beautiful top floor unit with a full attic and seasonal river views! 900 sq. ft, two bedrooms, and a large living area with a custom barn door. Stainless steel appliances and washer/dryer located in the unit. Large master bedroom with two closets and a full-size second bedroom. Bathroom has been updated! Unit includes additional storage space located below unit and has assigned parking. Monthly maintenance shown in the listing includes heat and hot water and does not reflect the STAR discount. Additional Information: HeatingFuel:Oil Above Ground,

11. 2020-01-15
    listed $259,000 Active 666-char remark

    Show marketing remark (666 chars)

    Located in Irvington’s Award winning School District! Close to restaurants, shops and the Metro North. Beautiful top floor unit with a full attic and seasonal river views! 900 sq. ft, two bedrooms, and a large living area with a custom barn door. Stainless steel appliances and washer/dryer located in the unit. Large master bedroom with two closets and a full-size second bedroom. Bathroom has been updated! Unit includes additional storage space located below unit and has assigned parking. Monthly maintenance shown in the listing includes heat and hot water and does not reflect the STAR discount. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,281
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,983
• − Management: −$2,983
• − HOA: −$12,612
• − Depreciation: −$8,582
• Taxable loss: −$12,302
• Est. tax savings @ 24.0%: +$2,952
• After-tax cash flow: $-4,671/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: Irvington Union Free School District
• NCES district ID: 3615450
• Math proficiency: 83% ▬ 0.00%
• Reading proficiency: 89% ▲ 12.00%
• Median HH income: $120,390
• Composite: 79.34/100
• National rank: #63
• State rank: #23 of 590 in NY

Livability — Irvington

• Score: 75/100
• State rank: #271
• US rank: #4308

Category grades

Amenities F Commute C+ Cost of living F Crime A+ Employment A+ Housing A- Health & safety B- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irvington, NY
• County: Westchester County · 709,332 people
• City population: 7,362
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 7,362
• Household income: $174,038
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 134.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 9% Asian 9% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Salvadoran 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 4%
• Foreign-born: 16% · Canada, China, Dominican Republic
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -98.12%
• Current HPI: 250.8115
• Rent YoY: —
• 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

+13.9% since first listed

11 events — show timeline

• 2026-03-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-02 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-13 Sold (MLS) $239,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-05-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-05-07 Price Changed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2020-04-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-01-24 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-15 Listed $259,000 OneKey® MLS as Distributed by MLS Grid