397 N Broadway Unit 1Q · Yonkers, NY 10701

$179,900

1 bd · 1.0 ba · 700 sqft · Condo · 48 Days on market

Built 1971 Good condition $257/sqft · 8% above area Est $167k · 8% over ↓ 3% since listing

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Schools +4.1/10.0
• ARV discount +4.0/15.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Keep that vacation feeling year round in this beautifully renovated 1 bdrm/1bath overlooking the Hudson River. It is a no stairs, private entry unit that is light, bright and airy. You'll wake up to the beauty of the majestic Palisades from both the Bedroom and Living Room. Sip morning coffee on your private deck just off your bedroom. Unwind at the end of the day while watching magnificent sunsets over the Hudson. The living room is a living/dining area combo that's large enough for a work/office set up. The kitchen, bath, and floors have all been nicely updated. Completing a resort-like feeling are the in-ground pool, fitness center, clubhouse and movie theater. Great closet space with a

Key facts

• Private deck
• In-ground pool
• Fitness center

Tags

• PRIVATE ENTRY UNIT
• PRIVATE DECK
• IN-GROUND POOL
• FITNESS CENTER
• CLUBHOUSE
• MOVIE THEATER

Property features AI

Finance

• HOA & community: Community clubhouse; Fitness center; Community parking; Community pool

Exterior

• Parking: Driveway parking; One parking space (fee applies)
• Utilities: Electric service: Con Edison; Public sewer; Utilities: See remarks
• Home design: Stock cooperative; Entry on level 1; Single-story unit
• Construction: Construction materials: Other; Foundation details: Other
• Exterior features: In-ground pool; Not waterfront; Construction: Other; Foundation: Other

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fan(s); Granite counters; Walk-in closet(s); One-level living

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.3% in Yonkers — 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 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.
• Zoned schools: Yonkers Early Childhood Academy (327 students, 72% FRL); Yonkers Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 601 students, 88% FRL); Yonkers High School (math 92% / reading 88%, grade A+, #238 of 1,100 statewide, top 23%, 1,060 students, 76% FRL) — zoned schools average 79% FRL vs 64% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 183 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% 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 $5k 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 + 4.4% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.26%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $166,855
• List price: $179,900
• Delta: 7.82%
• 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: 3.5%
• Equity multiple: 1.14×
• Total profit: $6,807
• Equity at exit: $26,824

10-year hold

• IRR: 14.3%
• Equity multiple: 2.22×
• Total profit: $61,578
• Equity at exit: $15,554

Cash invested: $50,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $515

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 72%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Palisade Ave Unit 3RD Yonkers, NY	—	1.0	475	$1,950	$4.11	19d	1	0.11mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	43d	1	0.14mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	19d	1	0.37mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	24d	1	0.52mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	17d	1	0.53mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	43d	1	0.53mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$2,990	$3.65	2d	13	0.57mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	43d	1	0.66mi
70 Ashburton Ave Yonkers, NY	—	1.0	420	$1,738	$4.14	15d	1	0.69mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,933	$2.94	2d	1	0.76mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	2d	21	0.82mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	7d	2	0.93mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	43d	3	0.93mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	0.95mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	43d	1	0.95mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	43d	1	0.95mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	7d	48	1.00mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	16d	1	1.00mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	1.00mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	22d	1	1.02mi
23 N Broadway Unit 4B Yonkers, NY	—	1.0	429	$1,950	$4.55	43d	1	1.02mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,248	$3.66	2d	20	1.03mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	43d	1	1.04mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$2,786	$3.07	3d	4	1.11mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	15d	1	1.14mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	7d	25	1.15mi
56 Prospect St Unit 206 Yonkers, NY	—	1.0	450	$1,995	$4.43	24d	1	1.25mi
27 Cliff St Yonkers, NY	1.0	1.0	500	$2,000	$4.00	43d	1	1.28mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	1d	1	1.32mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	1.33mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	15d	1	1.33mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	1d	22	1.34mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	24d	1	1.49mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $179,900 Active 48 DOM
2. 2026-06-17
   days on market $179,900 Active 47 DOM
3. 2026-06-16
   days on market $179,900 Active 46 DOM
4. 2026-06-15
   days on market $179,900 Active 45 DOM
5. 2026-06-13
   days on market $179,900 Active 43 DOM
6. 2026-06-09
   days on market $179,900 Active 39 DOM
7. 2026-06-08
   days on market $179,900 Active 38 DOM
8. 2026-06-07
   days on market $179,900 Active 37 DOM
9. 2026-06-04
   pricedays on market $179,900 Active 34 DOM
10. 2026-06-03
    days on market $185,900 Active 33 DOM
11. 2026-06-02
    days on market $185,900 Active 32 DOM
12. 2026-06-01
    days on market $185,900 Active 31 DOM
13. 2026-05-31
    days on market $185,900 Active 30 DOM
14. 2026-05-01
    listed $185,900 Active 1130-char remark

ⓘ 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: $26,700
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$5,233
• Taxable income: $3,520
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $5,330/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 beautifully renovated 1-bedroom apartment offers a private deck, updated kitchen and bath, and a light, bright living space with Hudson River views.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior ambiance
• Both upgrading light fixtures — modern lighting improves aesthetics and energy efficiency
• Both installing smart home devices — enhances convenience and energy savings

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — fresh paint enhances curb appeal and interior ambiance ↑
• Both upgrading light fixtures — modern lighting improves aesthetics and energy efficiency ↑
• Both installing smart home devices — enhances convenience and energy savings ↑

ⓘ 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: 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

-3.2% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $179,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $185,900 OneKey® MLS as Distributed by MLS Grid