17 Dobbs Ferry Rd · Fairview, NY 10607

$875,000

9 bd · 3.0 ba · 1,828 sqft · MultiFamily · 8 Days on market

Built 1958 Est $901k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great Investment, Great Location, Close To All

Key facts

• Three family house
• 10 garage spots
• Built 1958

Tags

• THREE FAMILY HOUSE
• CLOSE TO TRANSPORTATION
• RECENTLY RENOVATED ROOF
• RECENTLY RENOVATED SIDING
• THREE NEW GAS BOILERS
• THREE NEW WATER TANKS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $875k).
• Cap rate 13.5% vs local median 3.8% in Fairview — 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 79/100 on livability (#149 in NY, #2,302 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living C-, amenities F.
• Greenburgh Central School District (suburban): math 51% / reading 55% proficiency, ranked #267 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Early Childhood Program (128 students, 0% FRL); Richard J Bailey School (math 45% / reading 53%, grade C-, #294 of 729 statewide, top 41%, 336 students, 0% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL) — zoned schools average 22% FRL vs 42% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 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 $6k of loan paydown is wiped out by about $26k 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 $245k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $875,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.71% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.89%
• DSCR: 2.15
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $901,204
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Dobbs Ferry Rd	0.00mi	8/3.0 (-1)	1,828 (0%)	1mo	$902,000	$493	94

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.6%
• Equity multiple: 1.80×
• Total profit: $195,446
• Equity at exit: $130,465

10-year hold

• IRR: 27.9%
• Equity multiple: 3.47×
• Total profit: $605,891
• Equity at exit: $75,654

Cash invested: $245,000 (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 10607

• Active inventory: 40
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $14,963 high
• Mortgage (P&I): −$4,589
• Tax from tax record: −$1,581 /mo · $18,971/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,142
• Net cashflow: $5,287

Break-even live

Break-even rent $8,271

Max offer price $875,000

Occupancy floor 60%

Sensitivity live

Price	-10% $5,782	-5% $5,534	+0% $5,287	+5% $5,039	+10% $4,791
Rent	-10% $4,105	-5% $4,696	+0% $5,287	+5% $5,878	+10% $6,469
Rate	-1.0pp $5,727	-0.5pp $5,509	base $5,287	+0.5pp $5,060	+1.0pp $4,829

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$14,964
Total (3 units)			$14,963

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-22
   soldstatus $902,000 Closed
2. 2026-02-26
   status Pending
3. 2026-02-03
   listed $875,000 Active
4. 2021-05-20
   historical
5. 2021-04-29
   listed $749,000 Active
6. 2005-01-31
   soldstatus $575,000 46-char remark

   Show marketing remark (46 chars)

   Great Investment, Great Location, Close To All

7. 2004-12-10
   historical 46-char remark

   Show marketing remark (46 chars)

   Great Investment, Great Location, Close To All

8. 2004-12-10
   price $599,900 46-char remark

   Show marketing remark (46 chars)

   Great Investment, Great Location, Close To All

9. 2004-10-22
   listed $575,000 46-char remark

   Show marketing remark (46 chars)

   Great Investment, Great Location, Close To All

ⓘ 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: $18,971 · $1,581/mo
• Projected year-2 tax: $18,971 · $1,581/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $179,556
• − Mortgage interest: −$49,014
• − Property taxes: −$18,971
• − Insurance: −$4,375
• − Repairs & maintenance: −$14,364
• − Management: −$14,364
• − Depreciation: −$25,455
• Taxable income: $53,012
• Est. tax owed @ 24.0%: −$12,723
• After-tax cash flow: $50,717/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: Greenburgh Central School District
• NCES district ID: 3612720
• Math proficiency: 51% ▲ 4.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $93,626
• Composite: 49.43/100
• National rank: #2005
• State rank: #267 of 590 in NY

Livability — Fairview

• Score: 79/100
• State rank: #149
• US rank: #2302

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, NY
• Population (ZIP): 6,222

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Black 30% White 29% Hispanic / Latino 27% Asian 12% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 3% Scotch-Irish 3% Hispanic 2%
• Foreign-born: 30% · Canada, South Korea, Jamaica
• Languages at home: 60% English-only · Spanish 23% Other Indo-European 6% Korean 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: ▼ -357.34%
• Current HPI: 344.8189
• 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

+56.9% since first listed

9 events — show timeline

• 2026-05-22 Sold (MLS) $902,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-03 Listed $875,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-29 Listed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2005-01-31 Sold (MLS) $575,000 HGMLS
• 2004-12-10 Price Changed $599,900 HGMLS
• 2004-12-10 Delisted — HGMLS
• 2004-10-22 Listed $575,000 HGMLS

Property tax history

+9.2%/yr

Latest (2025): $18,971 · +17.1% YoY. Source: county tax records.