751 N Broadway Unit 1C · Hastings-on-Hudson, NY 10706

$210,000

1 bd · 1.0 ba · 650 sqft · Condo · 28 Days on market

Built 1948

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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 +26.3/30.0
• DSCR +8.9/10.0
• Schools +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hastings Gardens is a lovely enclave of prewar Coops on parklike grounds overlooking the Hudson River. This bright move-in ready residence has a premium kitchen with stainless steel appliances, granite countertops and ample cabinetry. More amenities on the grounds include mature flowering trees, Hudson River views, private playground, full service landscaping and snow removal. Laundry and storage in building. A great location where you can walk to Hastings on Hudson vibrant downtown, with award-winning schools, terrific restaurants, one-of-kind shopping and perhaps the best farmers’ market outside of the city. Enjoy strolling or jogging on the Aqueduct, accessing village town tennis c

Key facts

• Private playground
• Premium kitchen
• Granite countertops

Tags

• PREMIUM KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• HUDSON RIVER VIEWS
• PRIVATE PLAYGROUND
• FULL SERVICE LANDSCAPING

Property features AI

Finance

• HOA & community: Managed by Ferrara Management; Association amenities include a park; Association fee covers heat, hot water, and sewer; Additional monthly fee of $25 for assigned parking spot

Exterior

• Parking: Assigned parking spot
• Utilities: Electric service by Con-Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; One story; First-floor location
• Construction: Brick construction
• Exterior features: Brick exterior; Near public transit; Close to schools; Close to shops; Not waterfront

Interior

• Kitchen: Microwave; Refrigerator; Tankless water heater
• Bedrooms: One-level layout (Entry level: 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Oil heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Chandelier; Common basement
• Laundry & utility: Tankless water heater (listed under appliances)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.3% in Hastings-on-Hudson — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Hastings-On-Hudson Union Free School District (suburban): math 79% / reading 88% proficiency, ranked #27 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Hillside Elementary School (math 89% / reading 87%, grade A+, #64 of 2,108 statewide, top 3%, 564 students, 0% FRL); Farragut Middle School (math 67% / reading 84%, grade A, #51 of 729 statewide, top 7%, 527 students, 0% FRL); Hastings High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 519 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 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 $168k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 6.9

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $627
• Equity at exit: $31,312

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $45,277
• Equity at exit: $18,157

Cash invested: $58,800 (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 10706

• Active inventory: 47
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $544

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 73%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
579 Broadway Unit 1N Hastings-On-Hudson, NY	1.0	1.0	544	$2,500	$4.60	24d	1	0.42mi
16 Spring St Unit 2C Hastings-On-Hudson, NY	1.0	1.0	600	$2,800	$4.67	6d	1	0.56mi
86 Main St Unit 1 Dobbs Ferry, NY	1.0	1.0	700	$2,500	$3.57	7d	1	0.83mi
208 Ashford Ave Dobbs Ferry, NY	1.0	1.0	500	$1,850	$3.70	24d	1	1.37mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-18
   days on market $210,000 Active 28 DOM
2. 2026-06-17
   days on market $210,000 Active 27 DOM
3. 2026-06-16
   days on market $210,000 Active 26 DOM
4. 2026-06-15
   days on market $210,000 Active 25 DOM
5. 2026-06-13
   days on market $210,000 Active 23 DOM
6. 2026-06-13
   days on market $210,000 Active 22 DOM
7. 2026-06-09
   days on market $210,000 Active 19 DOM
8. 2026-06-08
   days on market $210,000 Active 18 DOM
9. 2026-06-07
   days on market $210,000 Active 17 DOM
10. 2026-06-04
    days on market $210,000 Active 14 DOM
11. 2026-06-03
    days on market $210,000 Active 13 DOM
12. 2026-06-02
    days on market $210,000 Active 12 DOM
13. 2026-06-01
    days on market $210,000 Active 11 DOM
14. 2026-05-31
    days on market $210,000 Active 10 DOM
15. 2026-05-19
    listed $210,000 Active
16. 2024-12-16
    historical
17. 2024-10-10
    listed $199,000 Active
18. 2024-08-23
    historical
19. 2024-04-26
    price $210,000
20. 2024-02-23
    listed $225,000 Active
21. 2018-11-14
    soldstatus $167,500 Sold
22. 2018-09-11
    historical Pending
23. 2018-08-03
    listed $167,500 Active
24. 2007-02-09
    soldstatus $162,000
25. 2007-01-08
    price $169,500
26. 2007-01-08
    historical
27. 2006-10-03
    listed $162,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°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: $30,301
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$6,109
• Taxable income: $3,380
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $5,711/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: Hastings-On-Hudson Union Free School District
• NCES district ID: 3613950
• Math proficiency: 79% ▲ 2.00%
• Reading proficiency: 88% ▲ 11.00%
• Median HH income: $122,901
• Composite: 77.5/100
• National rank: #94
• State rank: #27 of 590 in NY

Livability — Hastings-on-Hudson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Hastings-on-Hudson, NY
• City population: 9,119
• Population (ZIP): 9,119

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 1%
• Common ancestry: Scotch-Irish 4% Romanian 4% Subsaharan African 2%
• Foreign-born: 14% · Canada, Vietnam, Dominican Republic
• Languages at home: 84% English-only · Other Indo-European 4% Spanish 4% Russian/Polish/Slavic 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: ▼ -808.24%
• Current HPI: 319.1863
• 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

+29.6% since first listed

13 events — show timeline

• 2026-05-19 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-10 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-26 Price Changed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-23 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-14 Sold (MLS) $167,500 OneKey® MLS as Distributed by MLS Grid
• 2018-09-11 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-08-03 Listed $167,500 OneKey® MLS as Distributed by MLS Grid
• 2007-02-09 Sold (MLS) $162,000 HGMLS
• 2007-01-08 Delisted — HGMLS
• 2007-01-08 Price Changed $169,500 HGMLS
• 2006-10-03 Listed $162,000 HGMLS