140 N Broadway Unit K4 · Irvington, NY 10533

$225,000

1 bd · 1.0 ba · 850 sqft · Condo · 10 Days on market

Built 1955

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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 +28.3/30.0
• DSCR +10.0/10.0
• Schools +7.9/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy second floor co-op in the quaint village of Irvington. This 1 bedroom unit offers an open floor plan, recently updated kitchen, dining room that flows into the living room and nice size bedroom with two closets. Each unit has unassigned parking for up to two cars. This complex is close to major highways, minutes away from Irvington Metro North, and village shopping and dining. Close to the Aqueduct perfect for biking and jogging, the Hudson Park on the river and much more. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• Open floor plan
• Ample closet space
• Unassigned parking

Tags

• UPDATED BATHROOM
• OPEN FLOOR PLAN
• AMPLE CLOSET SPACE
• LAUNDRY CONVENIENTLY LOCATED
• BIKE STORAGE AVAILABLE
• UNASSIGNED PARKING

Property features AI

Finance

• Other: Complex located at the corner of Broadway and Sunnyside Lane; parking permitted anywhere in the complex before 6:00 PM; Community playground
• HOA & community: Association with amenities including basketball court, landscaping, live-in superintendent, grounds maintenance, parking, and playground; Association fee covers common area maintenance, grounds care, hot water, water, and snow removal; Additional monthly fuel assessment of $75

Exterior

• Parking: 2 parking spaces (unassigned)
• Utilities: Electric service: Con-Edison; Public sewer; Trash collection (public)
• Home design: Stock cooperative property; One level (entry level 2)
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; Entrance foyer; No basement; 4 total rooms; Two stories
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 10.2% vs local median 2.5% in Irvington — 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 75/100 on livability (#271 in NY, #4,308 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: amenities F, cost of living F.
• Irvington Union Free School District (suburban): math 83% / reading 89% proficiency, ranked #23 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Dows Lane (K-3) School (math 77% / reading 92%, grade A+, #93 of 2,108 statewide, top 6%, 532 students, 6% FRL); Irvington Middle School (math 82% / reading 89%, grade A+, #11 of 729 statewide, top 1%, 426 students, 9% FRL); Irvington High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 548 students, 10% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $175k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $225,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.5

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $5,460
• Equity at exit: $33,548

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $58,967
• Equity at exit: $19,454

Cash invested: $63,000 (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 10533

• Home prices YoY: -28.1%
• Active inventory: 80
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,884 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $657

Break-even live

Break-even rent $2,052

Max offer price $225,000

Occupancy floor 72%

Sensitivity live

Price	-10% $812	-5% $735	+0% $657	+5% $579	+10% $501
Rent	-10% $429	-5% $543	+0% $657	+5% $771	+10% $885
Rate	-1.0pp $770	-0.5pp $714	base $657	+0.5pp $599	+1.0pp $539

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 N Broadway Unit T5 Irvington, NY	2.0	1.0	760	$2,950	$3.88	4d	1	0.10mi
1 S Astor St Unit 302 Irvington, NY	1.0	1.0	850	$3,850	$4.53	6d	1	0.98mi
1202 Crescent Dr Tarrytown, NY	1.0–2.0	1.0–2.0	861	$2,567	$2.98	0d	14	1.29mi

HOA detail condo

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

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-04-21
   listed $225,000 Active
3. 2021-12-20
   soldstatus $175,000 Closed 557-char remark

   Show marketing remark (557 chars)

   Cozy second floor co-op in the quaint village of Irvington. This 1 bedroom unit offers an open floor plan, recently updated kitchen, dining room that flows into the living room and nice size bedroom with two closets. Each unit has unassigned parking for up to two cars. This complex is close to major highways, minutes away from Irvington Metro North, and village shopping and dining. Close to the Aqueduct perfect for biking and jogging, the Hudson Park on the river and much more. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

4. 2021-09-20
   status Pending 557-char remark

   Show marketing remark (557 chars)

   Cozy second floor co-op in the quaint village of Irvington. This 1 bedroom unit offers an open floor plan, recently updated kitchen, dining room that flows into the living room and nice size bedroom with two closets. Each unit has unassigned parking for up to two cars. This complex is close to major highways, minutes away from Irvington Metro North, and village shopping and dining. Close to the Aqueduct perfect for biking and jogging, the Hudson Park on the river and much more. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

5. 2021-03-04
   price $185,000 557-char remark

   Show marketing remark (557 chars)

   Cozy second floor co-op in the quaint village of Irvington. This 1 bedroom unit offers an open floor plan, recently updated kitchen, dining room that flows into the living room and nice size bedroom with two closets. Each unit has unassigned parking for up to two cars. This complex is close to major highways, minutes away from Irvington Metro North, and village shopping and dining. Close to the Aqueduct perfect for biking and jogging, the Hudson Park on the river and much more. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

6. 2021-01-22
   listed $199,900 Active 557-char remark

   Show marketing remark (557 chars)

   Cozy second floor co-op in the quaint village of Irvington. This 1 bedroom unit offers an open floor plan, recently updated kitchen, dining room that flows into the living room and nice size bedroom with two closets. Each unit has unassigned parking for up to two cars. This complex is close to major highways, minutes away from Irvington Metro North, and village shopping and dining. Close to the Aqueduct perfect for biking and jogging, the Hudson Park on the river and much more. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

7. 2006-03-28
   price $189,000 189-char remark

   Show marketing remark (189 chars)

   Best Buy In Lovely Woodbrook Gardens! Large One Bedroom Unit With Dining Room Has Spacious Layout, Lots Of Closets And Hardwood Floors Under Carpeting. Easy 35 Minute Commute To Manhattan!

8. 2006-03-28
   soldstatus $176,000 189-char remark

   Show marketing remark (189 chars)

   Best Buy In Lovely Woodbrook Gardens! Large One Bedroom Unit With Dining Room Has Spacious Layout, Lots Of Closets And Hardwood Floors Under Carpeting. Easy 35 Minute Commute To Manhattan!

9. 2005-11-29
   listed $176,000 189-char remark

   Show marketing remark (189 chars)

   Best Buy In Lovely Woodbrook Gardens! Large One Bedroom Unit With Dining Room Has Spacious Layout, Lots Of Closets And Hardwood Floors Under Carpeting. Easy 35 Minute Commute To Manhattan!

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $34,606
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,768
• − Management: −$2,768
• − Depreciation: −$6,545
• Taxable income: $4,623
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $6,773/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: Irvington Union Free School District
• NCES district ID: 3615450
• Math proficiency: 83% ▬ 0.00%
• Reading proficiency: 89% ▲ 12.00%
• Median HH income: $120,390
• Composite: 79.34/100
• National rank: #63
• State rank: #23 of 590 in NY

Livability — Irvington

• Score: 75/100
• State rank: #271
• US rank: #4308

Category grades

Amenities F Commute C+ Cost of living F Crime A+ Employment A+ Housing A- Health & safety B- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irvington, NY
• County: Westchester County · 709,332 people
• City population: 7,362
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 7,362
• Household income: $174,038
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 134.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 9% Asian 9% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Salvadoran 4%
• Common ancestry: Scotch-Irish 7% Romanian 6% Italian 4%
• Foreign-born: 16% · Canada, China, Dominican Republic
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 3%

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: ▼ -98.12%
• Current HPI: 250.8115
• Rent YoY: —
• 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

+27.8% since first listed

9 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2021-12-20 Sold (MLS) $175,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-03-04 Price Changed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-22 Listed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2006-03-28 Sold (MLS) $176,000 HGMLS
• 2006-03-28 Price Changed $189,000 HGMLS
• 2005-11-29 Listed $176,000 HGMLS