300 N Broadway Unit 6G · Yonkers, NY 10701

$230,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 36 Days on market

Built 1968 $230/sqft · 8% above area Est $213k · 8% over

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Why this score? — see what drove the F 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).

• 1% rule +7.2/10.0
• Cash flow +6.1/30.0
• Schools +4.1/10.0
• ARV discount +3.9/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two Beds Unit, Move-in Condition. Hardwood Floors, Plenty Of Closets. New Kitchen. A Must See. ..

Key facts

• Natural lighting
• Serene water views
• Built 1968

Tags

• PARQUET PLANK HARD WOOD FLOORS
• NATURAL LIGHTING
• SERENE WATER VIEWS
• GREEN FORESTED HILLSIDE
• FULLY RENOVATED GALLEY KITCHEN
• DESIGNER FAUCET AND SINK

Property features AI

Exterior

• Parking: Private parking
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Trash collection (private); Water connected
• Home design: Stock cooperative; Entry on level 6
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Stainless steel appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Elevator; Formal dining area; Galley-style kitchen; Granite counters; Basement (see remarks); Total of 5 rooms; Pets allowed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.0% vs local median 5.3% in Yonkers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents rising fast (+4.4%/yr); 183 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,800/mo this rent would consume 52% of the median local household income ($65k/yr) (locally 6045% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 36 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $96k; list at $230k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• 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 $223,100 (3.0% 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 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 4.03%
• Cash-on-cash: -8.06%
• DSCR: 0.64
• GRM: 6.8

CMA / ARV

• ARV (median comp): $213,106
• List price: $230,000
• Delta: 7.93%
• 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: -27.2%
• Equity multiple: 0.07×
• Total profit: $-60,175
• Equity at exit: $34,294

10-year hold

• IRR: -17.2%
• Equity multiple: -0.06×
• Total profit: $-68,331
• Equity at exit: $19,886

Cash invested: $64,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,800 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA est. from 1 same-building comp: −$1,055
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-433

Break-even live

Break-even rent $3,347

Max offer price $167,374

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	43d	1	0.15mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	24d	1	0.15mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	43d	1	0.26mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	43d	1	0.28mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	43d	1	0.28mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$3,891	$4.75	2d	13	0.41mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	43d	1	0.44mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	16d	1	0.45mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$3,532	$3.54	2d	1	0.52mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$3,690	$4.82	2d	21	0.58mi
552 N Broadway Yonkers, NY	2.0	1.0	1300	$2,800	$2.15	43d	1	0.62mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	43d	3	0.65mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	7d	2	0.65mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	7d	48	0.74mi
45 Linden St Yonkers, NY	3.0	3.0	800	$3,100	$3.88	4d	1	0.74mi
65 Tower Pl Unit 1st floor Yonkers, NY	2.0	1.0	1400	$3,200	$2.29	43d	1	0.74mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$4,063	$4.58	2d	20	0.75mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	43d	1	0.76mi
221 Woodland Ave Yonkers, NY	2.0	1.0	1470	$2,650	$1.80	7d	1	0.77mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	43d	1	0.77mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	43d	1	0.80mi
39 Victor St Unit 2 Yonkers, NY	3.0	1.0	900	$2,650	$2.94	43d	1	0.81mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	0.82mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$3,323	$3.67	3d	4	0.83mi
11 Garfield St Unit 2 Yonkers, NY	2.0	1.0	1250	$2,250	$1.80	15d	1	0.85mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	7d	25	0.88mi
189 Elm St Unit 1 Yonkers, NY	3.0	1.0	1000	$2,650	$2.65	43d	1	0.88mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	24d	1	0.96mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	4d	1	0.97mi
740 Palisade Ave Yonkers, NY	3.0	1.0	1200	$2,900	$2.42	24d	1	1.03mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	1.03mi
211 Mary Lou Ave #1 Yonkers, NY	2.0	1.0	1138	$2,475	$2.17	15d	1	1.05mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	1.06mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	15d	1	1.06mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	1d	22	1.08mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	43d	1	1.10mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	43d	1	1.11mi
39 Spruce St Unit 1 Yonkers, NY	3.0	1.5	920	$3,300	$3.59	43d	1	1.14mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	43d	1	1.22mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	43d	1	1.22mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $230,000 Active 36 DOM
2. 2026-06-17
   days on market $230,000 Active 35 DOM
3. 2026-06-16
   days on market $230,000 Active 34 DOM
4. 2026-06-15
   days on market $230,000 Active 33 DOM
5. 2026-06-13
   days on market $230,000 Active 31 DOM
6. 2026-06-09
   days on market $230,000 Active 27 DOM
7. 2026-06-08
   days on market $230,000 Active 26 DOM
8. 2026-06-07
   days on market $230,000 Active 25 DOM
9. 2026-06-04
   days on market $230,000 Active 22 DOM
10. 2026-06-03
    days on market $230,000 Active 21 DOM
11. 2026-06-02
    days on market $230,000 Active 20 DOM
12. 2026-06-01
    days on market $230,000 Active 19 DOM
13. 2026-05-31
    days on market $230,000 Active 18 DOM
14. 2026-04-29
    listed $230,000 Active 939-char remark
15. 2004-05-07
    soldstatus $96,000 97-char remark

    Show marketing remark (97 chars)

    Two Beds Unit, Move-in Condition. Hardwood Floors, Plenty Of Closets. New Kitchen. A Must See. ..

16. 2004-03-17
    historical 97-char remark

    Show marketing remark (97 chars)

    Two Beds Unit, Move-in Condition. Hardwood Floors, Plenty Of Closets. New Kitchen. A Must See. ..

17. 2004-03-17
    price $99,900 97-char remark

    Show marketing remark (97 chars)

    Two Beds Unit, Move-in Condition. Hardwood Floors, Plenty Of Closets. New Kitchen. A Must See. ..

18. 2004-02-13
    listed $96,000 97-char remark

    Show marketing remark (97 chars)

    Two Beds Unit, Move-in Condition. Hardwood Floors, Plenty Of Closets. New Kitchen. A Must See. ..

ⓘ 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: $33,595
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$12,660
• − Depreciation: −$6,691
• Taxable loss: −$8,615
• Est. tax savings @ 24.0%: +$2,067
• After-tax cash flow: $-3,126/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: 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

+139.6% since first listed

5 events — show timeline

• 2026-04-29 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2004-05-07 Sold (MLS) $96,000 HGMLS
• 2004-03-17 Price Changed $99,900 HGMLS
• 2004-03-17 Delisted — HGMLS
• 2004-02-13 Listed $96,000 HGMLS