101 Beacon Hill Dr #13 · Dobbs Ferry, NY 10522

$350,000

2 bd · 1.0 ba · 950 sqft · Condo · 28 Days on market

Built 1954

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 101 Beacon Hill Drive in Dobbs Ferry — a beautifully maintained 2-bedroom, 1-bath co-op featuring hardwood floors throughout and an updated kitchen with modern finishes. This bright and inviting home offers a comfortable layout perfect for everyday living and entertaining. The Beacon Hill complex provides exceptional amenities, including a swimming pool with pool house, picnic area, multiple playgrounds, and ball courts. Residents also enjoy ample off-street parking, with garage options available. Ideally located just minutes from the Hudson Line train station, scenic waterfront, and an array of popular restaurants and shops in the heart of Dobbs Ferry. A wonderful opportun

Key facts

• Scenic waterfront
• Swimming pool
• Updated kitchen

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• SWIMMING POOL
• OFF-STREET PARKING
• HUDSON LINE TRAIN STATION
• SCENIC WATERFRONT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $350k.

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 ($4k rent vs $350k).
• Recommended offer: $345k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.3% in Dobbs Ferry — 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 73/100 on livability (#329 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living F.
• Dobbs Ferry Union Free School District (suburban): math 66% / reading 77% proficiency, ranked #80 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Springhurst Elementary School (math 59% / reading 76%, grade B+, #524 of 2,108 statewide, top 25%, 695 students, 13% FRL); Dobbs Ferry Middle School (math 60% / reading 79%, grade A, #89 of 729 statewide, top 12%, 365 students, 15% FRL); Dobbs Ferry High School (math 98%, 455 students, 22% FRL).
• Market conditions: Rents rising (+3.8%/yr); 64 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $10k 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 28 days — a 2% lower offer ($345k) 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: 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 $344,750 (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: 1.11% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.79% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-11,688
• Equity at exit: $52,186

10-year hold

• IRR: 7.4%
• Equity multiple: 1.58×
• Total profit: $56,956
• Equity at exit: $30,262

Cash invested: $98,000 (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 10522

• Rents YoY: 3.8%
• Active inventory: 64
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,893 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$818
• Net cashflow: $657

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 78%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Virginia Ave Unit 1 Dobbs Ferry, NY	2.0	2.0	1120	$4,250	$3.79	43d	1	0.16mi
65 Virginia Ave Dobbs Ferry, NY	2.0	1.0	1000	$3,750	$3.75	43d	1	0.21mi
33 Devoe St Unit 1A Dobbs Ferry, NY	2.0	1.0	1000	$4,250	$4.25	19d	1	0.29mi
100 Danforth Ave Dobbs Ferry, NY	1.0–2.0	1.0–2.0	1029	$5,319	$5.17	1d	7	0.62mi
86 Main St #4 Dobbs Ferry, NY	2.0	1.0	850	$4,500	$5.29	20d	1	0.67mi
86 Main St Unit 1 Dobbs Ferry, NY	1.0	1.0	700	$2,500	$3.57	7d	1	0.67mi
73 Main St Dobbs Ferry, NY	2.0	1.0	850	$3,200	$3.76	19d	1	0.71mi
43 Main St Unit 2 Dobbs Ferry, NY	3.0	1.0	1050	$4,000	$3.81	7d	1	0.74mi
102 Broadway Dobbs Ferry, NY	2.0	1.0	800	$3,200	$4.00	24d	1	0.93mi
579 Broadway Unit 1N Hastings-On-Hudson, NY	1.0	1.0	544	$2,500	$4.60	24d	1	1.44mi

HOA detail condo

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

Listing history 2 events

1. 2025-11-17
   status Pending
2. 2025-10-13
   listed $350,000 Active

ⓘ 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 5/10 Major 7 d/yr ≥99°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: $46,722
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,738
• − Management: −$3,738
• − Depreciation: −$10,182
• Taxable income: $2,459
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $7,295/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: Dobbs Ferry Union Free School District
• NCES district ID: 3609120
• Math proficiency: 66% ▼ -5.00%
• Reading proficiency: 77% ▲ 7.00%
• Median HH income: $106,694
• Composite: 65.99/100
• National rank: #442
• State rank: #80 of 590 in NY

Livability — Dobbs Ferry

• Score: 73/100
• State rank: #329
• US rank: #5447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dobbs Ferry, NY
• County: Westchester County · 709,332 people
• City population: 11,502
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 11,502
• Household income: $165,417
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 393.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 10% Two or more races 8% Black 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Scotch-Irish 3% Italian 2%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 71% English-only · Other Indo-European 9% Spanish 8% Russian/Polish/Slavic 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: ▼ -490.13%
• Current HPI: 286.6096
• Rent YoY: ▲ 3.79%
• 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

2 events — show timeline

• 2025-11-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-13 Listed $350,000 OneKey® MLS as Distributed by MLS Grid