79 Beacon Hill Dr Unit B-25 · Dobbs Ferry, NY 10522

$359,000

2 bd · 1.0 ba · 1,090 sqft · Condo · 49 Days on market

Built 1954 Good condition $329/sqft · at area comps Est $367k · at est.

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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 +24.5/30.0
• ARV discount +8.5/15.0
• DSCR +7.9/10.0
• Schools +6.6/10.0
• 1% rule +6.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 2 Bedroom/1 Bath Apartment located in sought after Beacon Hill Estates Cooperative. This outstanding cooperative in the Village of Dobbs Ferry is a garden-style complex with private pool, playground and BBQ areas on premises. This apartment offers a bright & spacious living room/dining area, completely renovated kitchen, quartz countertops, with new stainless steel refrigerator, stove, dishwasher, microwave. There is a washer & dryer hookup in the kitchen. The apartment offers all hardwood floors throughout. Parking spaces in complex is for shareholders only, but not reserved, there is ample street parking; garages are on a waiting list status. Complex offers common storage room area. Close to downtown shops, gym, and Dobbs Ferry Metro North Railroad station. Convenient to major highways & approximately a half hour commute to NYC. Maintenance doesn't reflect basic STAR exemption.

Key facts

• Quartz countertops
• Private pool
• Washer dryer hookup

Tags

• PRIVATE POOL
• COMPLETELY RENOVATED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL REFRIGERATOR
• WASHER DRYER HOOKUP
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $359k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $359k).
• Recommended offer: $348k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools A+, crime A+, employment 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.
• Market conditions: Rents rising (+3.8%/yr); 64 active listings in the ZIP; 12 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 $11k 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 49 days — a 3% lower offer ($348k) 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 $348,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $367,476
• List price: $359,000
• Delta: -2.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-8,059
• Equity at exit: $53,528

10-year hold

• IRR: 8.4%
• Equity multiple: 1.67×
• Total profit: $67,083
• Equity at exit: $31,040

Cash invested: $100,520 (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: 7.3×

Monthly cashflow live

• Estimated rent: $4,070 high
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$855
• Net cashflow: $735

Break-even live

Break-even rent $3,140

Max offer price $359,000

Occupancy floor 77%

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.11mi
33 Devoe St Unit 1A Dobbs Ferry, NY	2.0	1.0	1000	$4,250	$4.25	18d	1	0.20mi
65 Virginia Ave Dobbs Ferry, NY	2.0	1.0	1000	$3,750	$3.75	43d	1	0.22mi
29 Ridge Rd Dobbs Ferry, NY	3.0	2.0	1400	$5,500	$3.93	10d	1	0.42mi
29 Ridge Rd Dobbs Ferry, NY	3.0	2.0	1400	$4,750	$3.39	21d	1	0.42mi
5 Ridge Rd Unit 2 Dobbs Ferry, NY	3.0	1.5	1419	$4,300	$3.03	43d	1	0.44mi
86 Main St #4 Dobbs Ferry, NY	2.0	1.0	850	$4,500	$5.29	20d	1	0.61mi
86 Main St Unit 1 Dobbs Ferry, NY	1.0	1.0	700	$2,500	$3.57	7d	1	0.61mi
73 Main St Dobbs Ferry, NY	2.0	1.0	850	$3,200	$3.76	18d	1	0.65mi
43 Main St Unit 2 Dobbs Ferry, NY	3.0	1.0	1050	$4,000	$3.81	7d	1	0.68mi
100 Danforth Ave Dobbs Ferry, NY	1.0–2.0	1.0–2.0	1029	$5,319	$5.17	1d	7	0.71mi
102 Broadway Dobbs Ferry, NY	2.0	1.0	800	$3,200	$4.00	24d	1	0.92mi

HOA detail condo

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

Listing history 1 events

1. 2026-04-10
   listed $359,000 Active 935-char remark

   Show marketing remark (935 chars)

   Welcome home to this spacious 2 Bedroom/1 Bath Apartment located in sought after Beacon Hill Estates Cooperative. This outstanding cooperative in the Village of Dobbs Ferry is a garden-style complex with private pool, playground and BBQ areas on premises. This apartment offers a bright & spacious living room/dining area, completely renovated kitchen, quartz countertops, with new stainless steel refrigerator, stove, dishwasher, microwave. There is a washer & dryer hookup in the kitchen. The apartment offers all hardwood floors throughout. Parking spaces in complex is for shareholders only, but not reserved, there is ample street parking; garages are on a waiting list status. Complex offers common storage room area. Close to downtown shops, gym, and Dobbs Ferry Metro North Railroad station. Convenient to major highways & approximately a half hour commute to NYC. Maintenance doesn't reflect basic STAR exemption.

ⓘ 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: $48,845
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,908
• − Management: −$3,908
• − Depreciation: −$10,444
• Taxable income: $3,297
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $8,025/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 80/100 Cosmetic rehab

This Beacon Hill townhouse is in good condition with a recently renovated kitchen and hardwood floors throughout. It offers a good investment opportunity with potential for further value enhancement through exterior painting and landscaping.

Value-add opportunities

• Both Painting exterior brick — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen backsplash — Enhances aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior brick — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen backsplash — Enhances aesthetics and functionality ↑

ⓘ 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

1 event — show timeline

• 2026-04-10 Listed $359,000 OneKey® MLS as Distributed by MLS Grid