14 S Broadway Unit 12-1A · Irvington, NY 10533

$299,999

2 bd · 1.0 ba · 850 sqft · Condo · 194 Days on market

Built 1950 ↓ 9% 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 +25.1/30.0
• DSCR +8.2/10.0
• Schools +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Irvington Estates! This meticulously maintained 2-bedroom unit is located on the first floor in the highly desirable Irvington Estates community—just a short walk to all that Irvington has to offer. The home features a spacious living area, an updated kitchen with granite countertops, ample cabinet space, a charming breakfast nook, and beautiful hardwood floors. Both bedrooms are generously sized with abundant natural light, and there are custom closets throughout the unit. Residents enjoy professionally maintained grounds, ample parking, a free on-site gym, basketball court, two laundry rooms, and a common storage area. Ideally located near the Metro-North station with exp

Key facts

• Built 1950
• Listed 194 days

Property features AI

Finance

• HOA & community: Association fee includes heat, water, and sewer

Exterior

• Parking: No carport; Other parking
• Utilities: Electric service by Con Edison; Public sewer; Trash collection (public)
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick exterior
• Exterior features: Brick construction; Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Other heating; Wall/Window air conditioning units
• Interior features: Other interior features; No pets allowed
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 5d 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 $9k 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 194 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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 $263,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.15% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 7.2

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-6,598
• Equity at exit: $44,731

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $48,500
• Equity at exit: $25,938

Cash invested: $84,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,458 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $659

Break-even live

Break-even rent $2,624

Max offer price $299,999

Occupancy floor 76%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 S Astor St Unit 302 Irvington, NY	1.0	1.0	850	$3,850	$4.53	4d	1	0.45mi
111 N Broadway Unit T5 Irvington, NY	2.0	1.0	760	$2,950	$3.88	3d	1	0.59mi
33 Devoe St Unit 1A Dobbs Ferry, NY	2.0	1.0	1000	$4,250	$4.25	19d	1	1.47mi

HOA detail condo

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

Listing history 9 events

1. 2026-06-13
   statusdays on market $299,999 Pending 194 DOM
2. 2026-06-09
   days on market $299,999 Active 192 DOM
3. 2026-06-08
   days on market $299,999 Active 191 DOM
4. 2026-06-07
   days on market $299,999 Active 190 DOM
5. 2026-06-04
   days on market $299,999 Active 187 DOM
6. 2026-06-03
   days on market $299,999 Active 186 DOM
7. 2026-06-02
   days on market $299,999 Active 185 DOM
8. 2026-06-01
   days on market $299,999 Active 184 DOM
9. 2026-05-31
   days on market $299,999 Active 183 DOM

ⓘ 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 ≥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: $41,500
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,320
• − Management: −$3,320
• − Depreciation: −$8,727
• Taxable income: $3,328
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $7,107/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

-8.8% since first listed

7 events — show timeline

• 2026-05-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $299,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Listed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Coming Soon $329,000 OneKey® MLS as Distributed by MLS Grid