110 Draper Ln Unit 2DS · Dobbs Ferry, NY 10522

$299,000

1 bd · 1.0 ba · 850 sqft · Condo · 4 Days on market

Built 1954 Good condition

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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
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +6.6/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of the Village of Dobbs Ferry you find the best of everything. If you are looking for all the benefits of village life, such as walking to the train station, enjoying the water front park, shops and restaurants, your search is over. This huge apartment offers you the space you've been looking for. The large sun drenched living room is the perfect size . The dining area is steps away from the kitchen. The bedroom can accommodate a king size bed and has plenty of closet space. The hall bath is newly updated. Top all of this off with a well maintained cooperative building and you will call Draper Lane your new home. Call for an appointment to see it today. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• Walk-in closet
• Storage in building
• Laundry on site

Tags

• PRIVATE OUTDOOR BALCONY
• WALK-IN CLOSET
• LAUNDRY ON SITE
• ELEVATOR ACCESS
• STORAGE IN BUILDING
• UNASSIGNED PARKING

Property features AI

Finance

• HOA & community: Draper Lane Cooperative; Elevator(s) in building; Live-in super; Parking available; Association fee includes common area maintenance, gas, heat, hot water, sewer, trash, and water

Exterior

• Parking: On-street parking; Parking lot available
• Security: Intercom
• Utilities: Con Edison electric; Public sewer; Public trash collection
• Home design: Stock cooperative; Six-story building; One level unit; Entry on 2nd floor; Second-floor location
• Construction: Brick and frame construction; Walk-out access basement; Basement present
• Exterior features: Balcony

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Located on 2nd floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Elevator; Entrance foyer; Open floor plan; Storage; Walk-in closet(s); Covered patio/porch; Common laundry area; Intercom
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $299,000 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 1-bed/1.0-bath condo listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 8.9% 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $240k; 25% 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 1954 — 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 $299,000

Questions for the listing agent

1. Built in 1954 — 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: 1.16% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.2

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-7,660
• Equity at exit: $44,582

10-year hold

• IRR: 8.2%
• Equity multiple: 1.65×
• Total profit: $54,087
• Equity at exit: $25,852

Cash invested: $83,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,454 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $596

Break-even live

Break-even rent $2,700

Max offer price $299,000

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 Main St #4 Dobbs Ferry, NY	2.0	1.0	850	$4,500	$5.29	21d	1	0.20mi
86 Main St Unit 1 Dobbs Ferry, NY	1.0	1.0	700	$2,500	$3.57	7d	1	0.20mi
73 Main St Dobbs Ferry, NY	2.0	1.0	850	$3,200	$3.76	19d	1	0.24mi
33 Devoe St Unit 1A Dobbs Ferry, NY	2.0	1.0	1000	$4,250	$4.25	19d	1	0.44mi
8 Virginia Ave Unit 1 Dobbs Ferry, NY	2.0	2.0	1120	$4,250	$3.79	44d	1	0.61mi
102 Broadway Dobbs Ferry, NY	2.0	1.0	800	$3,200	$4.00	24d	1	0.74mi
65 Virginia Ave Dobbs Ferry, NY	2.0	1.0	1000	$3,750	$3.75	44d	1	0.75mi
100 Danforth Ave Dobbs Ferry, NY	1.0–2.0	1.0–2.0	1029	$3,827	$3.72	1d	7	1.21mi
1 S Astor St Unit 302 Irvington, NY	1.0	1.0	850	$3,850	$4.53	5d	1	1.33mi
579 Broadway Unit 1N Hastings-On-Hudson, NY	1.0	1.0	544	$2,500	$4.60	25d	1	1.43mi

HOA detail condo

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

Listing history 3 events

1. 2026-06-13
   status $299,000 Pending 4 DOM
2. 2026-06-01
   days on market $299,000 Active 4 DOM
3. 2026-05-31
   days on market $299,000 Active 3 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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $41,443
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$2,292
• − Repairs & maintenance: −$3,315
• − Management: −$3,315
• − Depreciation: −$8,698
• Taxable income: $2,588
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $6,526/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 well-maintained one-bedroom condo in Dobbs Ferry offers a spacious living area, modern kitchen, and private outdoor space. The property is in good condition with minor cosmetic updates needed.

Value-add opportunities

• Both Paint the exterior brick — Enhances curb appeal and adds value
• Both Replace the window seals — Improves energy efficiency and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick — Enhances curb appeal and adds value ↑
• Both Replace the window seals — Improves energy efficiency and reduces maintenance costs ↑

ⓘ 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: 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

+12.8% since first listed

6 events — show timeline

• 2026-05-28 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-31 Sold (MLS) $240,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-11-08 Price Changed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-16 Price Changed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2021-09-07 Listed $265,000 OneKey® MLS as Distributed by MLS Grid