380 N Broadway Unit C23 · Yonkers, NY 10701

$160,000

2 bd · 1.0 ba · 925 sqft · Condo · 51 Days on market

Built 1950

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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).

• Cash flow +13.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

Key facts

• Private fenced patio
• Walk-thru kitchen
• Large living room

Tags

• PRIVATE ENTRANCE
• LARGE LIVING ROOM
• WALK-THRU KITCHEN
• PRIVATE FENCED PATIO
• COMMUTER-FRIENDLY ACCESS
• HUDSON RIVER MUSEUM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $11 ($132/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

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); 185 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2,663/mo this rent would consume 49% 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 $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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $160k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent; built in 1950 — 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.66% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-20,803
• Equity at exit: $23,857

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,355
• Equity at exit: $13,834

Cash invested: $44,800 (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: 185
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,663 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA est. from 1 same-building comp: −$987
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $11

Break-even live

Break-even rent $2,649

Max offer price $160,000

Occupancy floor 95%

Sensitivity live

Price	-10% $122	-5% $66	+0% $11	+5% $-44	+10% $-100
Rent	-10% $-199	-5% $-94	+0% $11	+5% $116	+10% $221
Rate	-1.0pp $92	-0.5pp $52	base $11	+0.5pp $-30	+1.0pp $-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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	44d	1	0.14mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	44d	1	0.15mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	44d	1	0.19mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	44d	1	0.19mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	19d	1	0.35mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	25d	1	0.36mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	17d	1	0.39mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	44d	1	0.47mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	18d	1	0.47mi
55 Riverside Dr Yonkers, NY	3.0	1.0–3.0	944	$4,274	$4.53	0d	16	0.53mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	25d	1	0.59mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	44d	1	0.60mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	44d	1	0.66mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	44d	1	0.67mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	44d	1	0.69mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$3,462	$3.47	0d	1	0.71mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	4d	1	0.76mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$3,690	$4.82	3d	21	0.77mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	44d	3	0.86mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	8d	2	0.86mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	25d	1	0.88mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	44d	1	0.89mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	44d	1	0.90mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	44d	1	0.90mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	0.93mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	17d	1	0.93mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	8d	48	0.94mi
45 Linden St Yonkers, NY	3.0	3.0	800	$3,100	$3.88	5d	1	0.94mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	16d	1	0.95mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	23d	1	0.96mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	886	$3,899	$4.40	0d	20	0.96mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	44d	1	0.99mi
39 Victor St Unit 2 Yonkers, NY	3.0	1.0	900	$2,650	$2.94	44d	1	1.00mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	25d	1	1.03mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$3,650	$4.14	0d	6	1.04mi
189 Elm St Unit 1 Yonkers, NY	3.0	1.0	1000	$2,650	$2.65	44d	1	1.07mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	16d	1	1.07mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	8d	25	1.09mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	2d	1	1.25mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	1	1.26mi

HOA detail condo

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

Listing history 17 events

1. 2026-04-18
   status Pending
2. 2026-03-11
   price $160,000
3. 2026-02-16
   listed $175,000 Active
4. 2014-03-15
   price $100,000 288-char remark

   Show marketing remark (288 chars)

   VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

5. 2010-04-13
   soldstatus $100,000 Sold 288-char remark

   Show marketing remark (288 chars)

   VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

6. 2010-03-28
   historical 288-char remark

   Show marketing remark (288 chars)

   VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

7. 2010-03-25
   historical Pending 288-char remark

   Show marketing remark (288 chars)

   VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

8. 2010-03-22
   price $105,000 288-char remark

   Show marketing remark (288 chars)

   VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

9. 2010-01-27
   price $105,000 288-char remark

   Show marketing remark (288 chars)

   VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

10. 2010-01-05
    status Active 288-char remark

    Show marketing remark (288 chars)

    VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

11. 2009-12-05
    historical 288-char remark

    Show marketing remark (288 chars)

    VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

12. 2009-10-28
    price $109,000 288-char remark

    Show marketing remark (288 chars)

    VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

13. 2009-09-17
    price $114,000 288-char remark

    Show marketing remark (288 chars)

    VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

14. 2009-08-11
    price $118,000 288-char remark

    Show marketing remark (288 chars)

    VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

15. 2008-12-04
    listed $119,000 288-char remark

    Show marketing remark (288 chars)

    VALUE Clean well maintanied garden complex walk to glenwood metro north rr. Private terrace and entrance off north broadway. New kitchen bath carpet paint doors appliances. 2 Parking spots available at 30.00 per month each if needed. Private entrance to unit direclty on North Broadway.

16. 2008-11-27
    historical
17. 2007-11-27
    listed

ⓘ 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: $31,956
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,556
• − Management: −$2,556
• − HOA: −$11,844
• − Depreciation: −$4,655
• Taxable loss: −$1,818
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $569/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

+34.5% since first listed

17 events — show timeline

• 2026-04-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $160,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $100,000 HGMLS
• 2010-04-13 Sold (MLS) $100,000 HGMLS
• 2010-03-28 Delisted — HGMLS
• 2010-03-25 Contingent — HGMLS
• 2010-03-22 Price Changed $105,000 HGMLS
• 2010-01-27 Price Changed $105,000 HGMLS
• 2010-01-05 Relisted — HGMLS
• 2009-12-05 Delisted — HGMLS
• 2009-10-28 Price Changed $109,000 HGMLS
• 2009-09-17 Price Changed $114,000 HGMLS
• 2009-08-11 Price Changed $118,000 HGMLS
• 2008-12-04 Listed $119,000 HGMLS
• 2008-11-27 Delisted — HGMLS
• 2007-11-27 Listed — HGMLS