53 Broadway Unit 1E · Pleasantville, NY 10570

$265,000

2 bd · 1.0 ba · 900 sqft · Condo · 26 Days on market

Built 1954 Good condition

---

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 +30.0/30.0
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.1/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Pleasant Manor, a charming cooperative community located just one block from Pleasantville’s Old Village, known for its boutique shops and restaurants. It’s also only a few blocks from schools, the library, train station, Jacob Burns Film Center, and the popular Farmers Market. This quiet first-level garden apartment features two bedrooms and one bathroom, with three exposures that fill the space with natural light. Enter the unit through an enclosed vestibule that provides protection from the elements into an open living room. The entire unit has hardwood floors throughout and updated windows. The kitchen includes ample storage, all-white appliances including gas stove and oven. The primary bedroom offers two closets and an alcove ideal for out-of-the-way shelving. The second bedroom is perfect for guests, a home office, or additional living space. An assigned detached garage and storage facility are included. Community laundry is located in a neighboring building, and heat and hot water are covered in the monthly maintenance fee. This freshly painted, move-in-ready co-op offers the perfect blend of comfort, convenience, and location, quick access to major highways, and an easy commute to NYC.

Key facts

• Garage
• Built 1954
• Listed 26 days

🏢 Co-op / cooperative unit. The $265,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.1% in Pleasantville — 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 77/100 on livability (#194 in NY, #2,992 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Pleasantville Union Free School District (suburban): math 71% / reading 83% proficiency, ranked #46 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Bedford Road School (math 69% / reading 85%, grade A, #244 of 2,108 statewide, top 13%, 569 students, 11% FRL); Pleasantville Middle School (math 62% / reading 81%, grade A, #82 of 729 statewide, top 11%, 468 students, 13% FRL); Pleasantville High School (math 98% / reading 87%, grade A+, #158 of 1,100 statewide, top 15%, 593 students, 0% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 44 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $8k 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 $74k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $261,025 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.13%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $281,589
• List price: $265,000
• Delta: -5.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.6%
• Equity multiple: 1.54×
• Total profit: $40,313
• Equity at exit: $39,512

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $142,474
• Equity at exit: $22,912

Cash invested: $74,200 (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 10570

• Active inventory: 44
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,972 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$834
• Net cashflow: $1,306

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,489	-5% $1,398	+0% $1,306	+5% $1,215	+10% $1,123
Rent	-10% $992	-5% $1,149	+0% $1,306	+5% $1,463	+10% $1,620
Rate	-1.0pp $1,440	-0.5pp $1,374	base $1,306	+0.5pp $1,238	+1.0pp $1,168

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Manville Rd Unit 102 Pleasantville, NY	2.0	2.0	900	$5,100	$5.67	0d	1	0.69mi
325 Manville Rd Unit 201 Pleasantville, NY	2.0	2.0	910	$5,200	$5.71	0d	1	0.69mi
325 Manville Rd Unit 203 Pleasantville, NY	2.0	2.0	820	$4,900	$5.98	0d	1	0.69mi
39 Washington Ave Unit 205 Pleasantville, NY	2.0	2.0	948	$4,500	$4.75	45d	1	0.75mi
39 Washington Ave Unit 209 Pleasantville, NY	2.0	2.0	948	$4,600	$4.85	45d	1	0.76mi
43 Garrigan Ave Pleasantville, NY	1.0	1.0	860	$2,600	$3.02	20d	1	0.87mi
170 Birchwood Close Chappaqua, NY	1.0	1.0	837	$3,300	$3.94	17d	1	0.89mi
441 Manville Rd Unit 4 Pleasantville, NY	2.0	1.0	650	$3,550	$5.46	0d	1	0.96mi
8 Parkway Ter Unit 2 Pleasantville, NY	2.0	1.0	800	$2,800	$3.50	45d	1	1.12mi
60 Kensico Rd #22 Thornwood, NY	1.0	1.0	738	$2,450	$3.32	26d	1	1.16mi
590 Bedford Rd Unit 3A Pleasantville, NY	2.0	1.0	900	$3,500	$3.89	0d	1	1.21mi
45 S Greeley Ave Unit 3 Chappaqua, NY	1.0	1.0	1100	$4,500	$4.09	0d	1	1.30mi

HOA detail condo

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

Listing history 3 events

1. 2026-05-18
   status Pending 1236-char remark

   Show marketing remark (1236 chars)

   Welcome to Pleasant Manor, a charming cooperative community located just one block from Pleasantville’s Old Village, known for its boutique shops and restaurants. It’s also only a few blocks from schools, the library, train station, Jacob Burns Film Center, and the popular Farmers Market. This quiet first-level garden apartment features two bedrooms and one bathroom, with three exposures that fill the space with natural light. Enter the unit through an enclosed vestibule that provides protection from the elements into an open living room. The entire unit has hardwood floors throughout and updated windows. The kitchen includes ample storage, all-white appliances including gas stove and oven. The primary bedroom offers two closets and an alcove ideal for out-of-the-way shelving. The second bedroom is perfect for guests, a home office, or additional living space. An assigned detached garage and storage facility are included. Community laundry is located in a neighboring building, and heat and hot water are covered in the monthly maintenance fee. This freshly painted, move-in-ready co-op offers the perfect blend of comfort, convenience, and location, quick access to major highways, and an easy commute to NYC.

2. 2026-04-23
   listed $265,000 Active 1236-char remark

   Show marketing remark (1236 chars)

   Welcome to Pleasant Manor, a charming cooperative community located just one block from Pleasantville’s Old Village, known for its boutique shops and restaurants. It’s also only a few blocks from schools, the library, train station, Jacob Burns Film Center, and the popular Farmers Market. This quiet first-level garden apartment features two bedrooms and one bathroom, with three exposures that fill the space with natural light. Enter the unit through an enclosed vestibule that provides protection from the elements into an open living room. The entire unit has hardwood floors throughout and updated windows. The kitchen includes ample storage, all-white appliances including gas stove and oven. The primary bedroom offers two closets and an alcove ideal for out-of-the-way shelving. The second bedroom is perfect for guests, a home office, or additional living space. An assigned detached garage and storage facility are included. Community laundry is located in a neighboring building, and heat and hot water are covered in the monthly maintenance fee. This freshly painted, move-in-ready co-op offers the perfect blend of comfort, convenience, and location, quick access to major highways, and an easy commute to NYC.

3. 2026-04-17
   historical $265,000 1236-char remark

   Show marketing remark (1236 chars)

   Welcome to Pleasant Manor, a charming cooperative community located just one block from Pleasantville’s Old Village, known for its boutique shops and restaurants. It’s also only a few blocks from schools, the library, train station, Jacob Burns Film Center, and the popular Farmers Market. This quiet first-level garden apartment features two bedrooms and one bathroom, with three exposures that fill the space with natural light. Enter the unit through an enclosed vestibule that provides protection from the elements into an open living room. The entire unit has hardwood floors throughout and updated windows. The kitchen includes ample storage, all-white appliances including gas stove and oven. The primary bedroom offers two closets and an alcove ideal for out-of-the-way shelving. The second bedroom is perfect for guests, a home office, or additional living space. An assigned detached garage and storage facility are included. Community laundry is located in a neighboring building, and heat and hot water are covered in the monthly maintenance fee. This freshly painted, move-in-ready co-op offers the perfect blend of comfort, convenience, and location, quick access to major highways, and an easy commute to NYC.

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $47,660
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,813
• − Management: −$3,813
• − Depreciation: −$7,709
• Taxable income: $12,181
• Est. tax owed @ 24.0%: −$2,923
• After-tax cash flow: $12,751/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 pleasant townhouse in Pleasant Manor is in good condition with minor repairs needed. It offers a good investment opportunity with updates that can significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Lack of hardware
• Minor Kitchen appliances — Appears old

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics
• Both New kitchen appliances — Modernizes the space and improves functionality
• Both New flooring — Enhances the overall look and feel of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Lack of hardware	Minor	$500–3,000
Kitchen appliances · Appears old	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics ↑
• Both New kitchen appliances — Modernizes the space and improves functionality ↑
• Both New flooring — Enhances the overall look and feel of the home ↑

ⓘ 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: Pleasantville Union Free School District
• NCES district ID: 3623310
• Math proficiency: 71% ▼ -6.00%
• Reading proficiency: 83% ▲ 7.00%
• Median HH income: $115,887
• Composite: 71.43/100
• National rank: #227
• State rank: #46 of 590 in NY

Livability — Pleasantville

• Score: 77/100
• State rank: #194
• US rank: #2992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, NY
• County: Westchester County · 709,332 people
• City population: 13,289
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 13,289
• Household income: $183,833
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 281.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 4%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 2% Chinese 1%

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: ▼ -695.32%
• Current HPI: 277.2529
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Coming Soon $265,000 OneKey® MLS as Distributed by MLS Grid