24 Briar Ct · Golden's Bridge, NY 10518

$598,000

1 bd · 2.5 ba · 1,911 sqft · SingleFamily · 12 Days on market

Built 1985 699 sqft lot $636/mo HOA · 14% of rent

---

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).

• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• Cash flow +7.1/30.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

Completely updated and gorgeous town home located within minutes of major highways and the Katonah train station! Just move right in and enjoy! Modern, tasteful features throughout including: granite counters, stainless appliances, new tile, wood floors, top grade carpets installed 2011/ in great shape. * * Full, legally finished basement has two large rooms and full bath * * Community includes pool, exercise room, sauna, tennis, basketball and playground. The Meadows grounds are gorgeous and perfect for walking, jogging, and provides private access to local shopping - walk to food, coffee, post office and more! Assigned parking is just a few short steps (no stairs) to the front door. You've got to see this awesome home!

Key facts

• Hardwood flooring
• Updated townhouse
• New windows

Tags

• UPDATED TOWNHOUSE
• NEW WINDOWS
• NEW HVAC SYSTEM
• MODERN EAT IN KITCHEN
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORING

Property features AI

Finance

• HOA & community: Association with monthly fee; Monthly association fee of $636 plus an additional monthly $211 painting fee; Association covers common area maintenance, exterior maintenance, pool service, sewer, snow removal and trash; Community amenities include clubhouse, fitness center, park, playground, pool, spa/hot tub, tennis courts, basketball court and parking

Exterior

• Parking: Assigned parking (2 spaces)
• Utilities: Public sewer; Electric service by NYSEG; Utilities: see remarks
• Home design: Townhouse; Condominium; Entry level: 1; Three or more stories; Actual property condition
• Construction: Frame construction
• Exterior features: Landscaped, level grounds; Basketball court; Playground; In-ground pool; Outdoor space and pool/spa

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Three or more levels (3 total stories) — includes bedrooms on multiple levels
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Ceiling fans; Eat-in kitchen; Entrance foyer; Open floor plan; Primary bathroom; Bay windows; New windows; Deck, patio and porch; Pets allowed (cats and dogs)
• Laundry & utility: Washer and dryer included; Laundry located in unit and in basement (inside)

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath single-family listed at $598k.

Deal economics

• At list price, monthly cash flow is $-849 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $448k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $467k (21.9% below list).
• Recommended offer: $448k (25.1% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 1.3% in Golden's Bridge — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Katonah-Lewisboro Union Free School District (suburban): math 75% / reading 82% proficiency, ranked #32 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Increase Miller Elementary School (math 82% / reading 87%, grade A+, #93 of 2,108 statewide, top 6%, 489 students, 9% FRL); John Jay Middle School (math 58% / reading 79%, grade A, #94 of 729 statewide, top 13%, 662 students, 7% FRL); John Jay High School (math 98% / reading 82%, grade A+, #238 of 1,100 statewide, top 23%, 917 students, 9% FRL).
• Market conditions: 11 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $44k of equity ($4k loan paydown + $40k appreciation (6.7% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $335k; list at $598k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $447,991 (25.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.09%
• DSCR: 0.73
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.86×
• Total profit: $144,033
• Equity at exit: $402,675

10-year hold

• IRR: 12.9%
• Equity multiple: 3.75×
• Total profit: $461,095
• Equity at exit: $754,512

Cash invested: $167,440 (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 10518

• Home prices YoY: 5.5%
• Active inventory: 11
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $4,668 medium
• Mortgage (P&I): −$3,136
• Tax from tax record: −$516 /mo · $6,189/yr
• Insurance: −$249
• HOA: −$636
• Vacancy / Maint / Mgmt: −$980
• Net cashflow: $-849

Break-even live

Break-even rent $5,743

Max offer price $447,991

Occupancy floor —

Sensitivity live

Price	-10% $-511	-5% $-680	+0% $-849	+5% $-1,018	+10% $-1,188
Rent	-10% $-1,218	-5% $-1,034	+0% $-849	+5% $-665	+10% $-480
Rate	-1.0pp $-548	-0.5pp $-697	base $-849	+0.5pp $-1,004	+1.0pp $-1,162

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: $149,500
• Closing costs: $17,940
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $636 · $7,632/yr
• Likely covers: landscapingpoolparking

Listing history 9 events

1. 2026-06-22
   days on market $598,000 Active 12 DOM
2. 2026-06-18
   days on market $598,000 Active 9 DOM
3. 2026-06-17
   days on market $598,000 Active 8 DOM
4. 2026-06-16
   days on market $598,000 Active 7 DOM
5. 2026-06-15
   days on market $598,000 Active 6 DOM
6. 2026-06-13
   days on market $598,000 Active 4 DOM
7. 2026-06-13
   days on market $598,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $598,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $6,189 · $516/mo
• Projected year-2 tax: $8,147 · $679/mo
• Expected delta: +$1,959/yr (+$163/mo · 31.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,016
• − Mortgage interest: −$33,497
• − Property taxes: −$6,189
• − Insurance: −$2,990
• − Repairs & maintenance: −$4,481
• − Management: −$4,481
• − HOA: −$7,632
• − Depreciation: −$17,396
• Taxable loss: −$20,651
• Est. tax savings @ 24.0%: +$4,956
• After-tax cash flow: $-5,234/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: Katonah-Lewisboro Union Free School District
• NCES district ID: 3616080
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $140,994
• Composite: 75.09/100
• National rank: #142
• State rank: #32 of 590 in NY

Livability — Golden's Bridge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 2,040
• Population (ZIP): 789

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 (94%)
• Race & ethnicity: White 94% Asian 4% Two or more races 2%
• Common ancestry: Italian 6% Scotch-Irish 3% Portuguese 3%
• Foreign-born: 7% · Vietnam
• Languages at home: 96% English-only · Other Asian/Pacific 4% French/Haitian/Cajun 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: ▲ 6.70%
• Current HPI: 129.44
• Rent YoY: —
• Metro: —
• 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

+68.5% since first listed

13 events — show timeline

• 2026-06-09 Listed $598,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-10 Sold (Public Records) $335,000 Public Records
• 2015-07-10 Sold (Public Records) $335,000 Public Records
• 2015-07-01 Sold (MLS) $335,000 HGMLS
• 2015-07-01 Price Changed $335,000 HGMLS
• 2015-06-30 Sold (MLS) $335,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-01 Contingent — HGMLS
• 2015-06-01 Price Changed $340,000 HGMLS
• 2015-04-23 Price Changed $340,000 HGMLS
• 2015-03-05 Listed $350,000 HGMLS
• 2015-03-05 Listed $340,000 OneKey® MLS as Distributed by MLS Grid
• 2011-04-04 Sold (Public Records) $369,500 Public Records
• 2004-03-10 Sold (Public Records) $355,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $6,189 · +4.1% YoY. Source: county tax records.