101 N Broadway Unit 2B2 · White Plains, NY 10603

$285,000

2 bd · 1.0 ba · 850 sqft · Condo · 68 Days on market

Built 1952 Good condition $335/sqft · 19% above area Est $239k · 19% over

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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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION! TURN KEY to this Sun-Filled Two Bedroom Co-Op Located at the Tanglewood Gardens and it is Well maintained in the Heart of White Plains. Walk to Restaurants, Shops, Transportation, Parks, Highways and Metro North which is about 38 minutes to Grand Central Station. This Fabulous updated 1st Floor Unit has been freshly painted and has Wood Floors. Immaculate Brand New Kitchen and Bathroom has been updated. They Welcome one dog up to 60 pounds.

Key facts

• Brand new kitchen
• Brand new bathroom
• 1st floor unit

Tags

• TANGLEWOOD GARDENS
• HEART OF WHITE PLAINS
• BRAND NEW KITCHEN
• BRAND NEW BATHROOM
• 1ST FLOOR UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $268k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.3% in White Plains — 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 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: 113 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $267,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1952 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 12.73%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $238,507
• List price: $285,000
• Delta: 19.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $7,800
• Equity at exit: $42,494

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $76,453
• Equity at exit: $24,642

Cash invested: $79,800 (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 10603

• Home prices YoY: -24.2%
• Active inventory: 113
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,565 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $847

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,044	-5% $945	+0% $847	+5% $748	+10% $650
Rent	-10% $565	-5% $706	+0% $847	+5% $988	+10% $1,128
Rate	-1.0pp $990	-0.5pp $919	base $847	+0.5pp $773	+1.0pp $698

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Fairview Ave White Plains, NY	3.0	1.5	1100	$3,600	$3.27	45d	1	0.32mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$5,391	$4.76	0d	18	0.37mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	45d	1	0.37mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	45d	1	0.39mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	46d	1	0.40mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	0d	29	0.43mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	45d	1	0.43mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	45d	1	0.45mi
108 N Kensico AVE Unit 5A	2.0	1.5	950	$3,400	$3.58	26d	1	0.45mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	26d	1	0.47mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	6d	1	0.49mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	22d	1	0.51mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	45d	1	0.57mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	14d	1	0.58mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	23d	2	0.59mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	45d	1	0.60mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,149	$6.22	0d	26	0.60mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	14d	1	0.62mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	16d	1	0.66mi
125 Lake St Unit 12NN White Plains, NY	2.0	1.0	850	$2,700	$3.18	45d	1	0.73mi
125 Lake St Unit 6BN White Plains, NY	2.0	2.0	975	$3,050	$3.13	46d	1	0.73mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$4,093	$4.38	0d	19	0.73mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	780	$4,295	$5.51	0d	10	0.75mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	3d	1	0.77mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	14d	2	0.77mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	45d	2	0.77mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	20d	2	0.77mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,072	$5.21	0d	17	0.78mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	4d	2	0.78mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$5,418	$6.66	0d	23	0.83mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	4d	3	0.85mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	20d	1	0.85mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	4d	1	0.86mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	4d	1	0.86mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	45d	17	0.89mi
16 Edward St Unit 2nd floor West Harrison, NY	2.0	1.0	900	$2,600	$2.89	45d	1	0.91mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	0d	11	0.93mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	45d	1	0.94mi
4 Wyndover Woods Ln Unit 12 White Plains, NY	2.0	1.0	925	$2,500	$2.70	45d	1	0.95mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	45d	1	0.97mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-21
   days on market $285,000 Active 68 DOM
2. 2026-06-18
   days on market $285,000 Active 65 DOM
3. 2026-06-17
   days on market $285,000 Active 64 DOM
4. 2026-06-16
   days on market $285,000 Active 63 DOM
5. 2026-06-15
   days on market $285,000 Active 62 DOM
6. 2026-06-13
   days on market $285,000 Active 60 DOM
7. 2026-06-13
   pricedays on market $285,000 Active 59 DOM
8. 2026-06-09
   days on market $295,000 Active 56 DOM
9. 2026-06-08
   days on market $295,000 Active 55 DOM
10. 2026-06-07
    days on market $295,000 Active 54 DOM
11. 2026-06-04
    days on market $295,000 Active 51 DOM
12. 2026-06-03
    days on market $295,000 Active 50 DOM
13. 2026-06-02
    days on market $295,000 Active 49 DOM
14. 2026-06-01
    days on market $295,000 Active 48 DOM
15. 2026-05-31
    remarks 510-char remark
16. 2026-05-31
    days on market $295,000 Active 47 DOM
17. 2026-04-17
    status Active 475-char remark

    Show marketing remark (475 chars)

    LOCATION, LOCATION, LOCATION! TURN KEY to this Sun-Filled Two Bedroom Co-Op Located at the Tanglewood Gardens and it is Well maintained in the Heart of White Plains. Walk to Restaurants, Shops, Transportation, Parks, Highways and Metro North which is about 38 minutes to Grand Central Station. This Fabulous updated 1st Floor Unit has been freshly painted and has Wood Floors. Immaculate Brand New Kitchen and Bathroom has been updated. They Welcome one dog up to 60 pounds.

18. 2026-04-17
    historical 475-char remark

    Show marketing remark (475 chars)

    LOCATION, LOCATION, LOCATION! TURN KEY to this Sun-Filled Two Bedroom Co-Op Located at the Tanglewood Gardens and it is Well maintained in the Heart of White Plains. Walk to Restaurants, Shops, Transportation, Parks, Highways and Metro North which is about 38 minutes to Grand Central Station. This Fabulous updated 1st Floor Unit has been freshly painted and has Wood Floors. Immaculate Brand New Kitchen and Bathroom has been updated. They Welcome one dog up to 60 pounds.

19. 2026-04-14
    listed $295,000 Active 475-char remark

    Show marketing remark (475 chars)

    LOCATION, LOCATION, LOCATION! TURN KEY to this Sun-Filled Two Bedroom Co-Op Located at the Tanglewood Gardens and it is Well maintained in the Heart of White Plains. Walk to Restaurants, Shops, Transportation, Parks, Highways and Metro North which is about 38 minutes to Grand Central Station. This Fabulous updated 1st Floor Unit has been freshly painted and has Wood Floors. Immaculate Brand New Kitchen and Bathroom has been updated. They Welcome one dog up to 60 pounds.

ⓘ 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 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: $42,779
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,422
• − Management: −$3,422
• − Depreciation: −$8,291
• Taxable income: $5,979
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $8,726/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated 1st floor unit in Tanglewood Gardens is ready for move-in and offers a great location with easy access to amenities and transportation.

Value-add opportunities

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value.
• Both Appliance replacement — Modern appliances increase functionality and attract potential buyers/tenants.
• Both Kitchen backsplash — A backsplash can add visual interest and protect the walls from spills and stains.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value. ↑
• Both Appliance replacement — Modern appliances increase functionality and attract potential buyers/tenants. ↑
• Both Kitchen backsplash — A backsplash can add visual interest and protect the walls from spills and stains. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 61,281
• Population (ZIP): 19,201

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 34% Black 21% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7% Dominican 3%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 33% · Canada, Jamaica, China
• Languages at home: 55% English-only · Spanish 31% Other Indo-European 8% French/Haitian/Cajun 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: ▼ -101.72%
• Current HPI: 317.8177
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-04-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $295,000 OneKey® MLS as Distributed by MLS Grid