47 Driftwood · Heritage Hills, NY 10589

$795,000

3 bd · 2.0 ba · 2,635 sqft · Townhouse public records · 26 Days on market

Built 1998 4,356 sqft lot $302/sqft · 28% above area Est $921k · 14% under $400/mo HOA · 6% of rent

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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).

• ARV discount +13.7/15.0
• Cash flow +8.1/30.0
• Schools +6.2/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't Miss Out on This Beautiful Townhouse in the Greenbriar Community! When Walking into This Upgraded Home You will Notice the Ceramic Tile Flooring, 2 Story Entry & Great Floor Plan! Large Living Room, Dining Room & Eat-in-Kitchen that Flows into a Bright Family Room with Vaulted Ceilings, Marble Surround Fireplace for Those Cold Winter Nights or, You can Enjoy Walking Out to Your Private Deck Where you can Put Your Feet Up, Relax & Read a Book! Large Master Bedroom with Full Bath, Whirlpool & Walk-in Closets! Need Extra Space for Guests? No Problem. .. Large Finished Walkout Basement with Summer Kitchen Full Bath & Lots of Storage! Want to Take a Swim? Complex Has all the Amenities with Pool, Basketball & Tennis Courts & Even a Clubhouse! All This & Only Minutes to Trains & Highways! Wonderful Home, Excellent Location Ready & Waiting for You to Move Right In!!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association; Monthly association fee of $400; Association covers common area maintenance and snow removal; Community amenities include basketball court, clubhouse, playground, pool, and tennis courts

Exterior

• Parking: Attached garage; Two garage spaces; No carport
• Utilities: Electricity connected (NYSEG); Public sewer
• Home design: Townhouse; Single-family residence; Public-record living area
• Construction: Wood siding construction; Finished full basement
• Exterior features: Wood siding; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Hot water heating (oil); Central air conditioning; One fireplace
• Interior features: Eat-in kitchen; Entrance foyer; High ceilings; His and hers closets; In-law floorplan; Kitchen island; Open floorplan; Primary bathroom; Recessed lighting; Storage; Walk-in closet(s); Washer/dryer hookup; Finished full basement; Pull-down attic stairs; Nine total rooms; Two levels
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $795k.

Deal economics

• At list price, monthly cash flow is $-770 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $659k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $690k (13.2% below list).
• Recommended offer: $659k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.5% in Heritage Hills — 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 64/100 on livability (#757 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute F, cost of living F.
• North Salem Central School District (rural): math 57% / reading 74% proficiency, ranked #125 of 590 in NY (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Pequenakonck Elementary School (math 47% / reading 72%, grade B-, #745 of 2,108 statewide, top 39%, 438 students, 16% FRL); North Salem Middle School/High School (math 67% / reading 78%, grade B+, #671 of 1,100 statewide, top 61%, 547 students, 20% FRL).
• Market conditions: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $24k 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 26 days — a 2% lower offer ($783k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $580k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $658,982 (17.1% 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: 0.87% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 9.6

CMA / ARV

• ARV (median comp): $921,203
• List price: $795,000
• Delta: -13.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.2%
• Equity multiple: 0.20×
• Total profit: $-177,313
• Equity at exit: $118,537

10-year hold

• IRR: -17.6%
• Equity multiple: 0.03×
• Total profit: $-215,310
• Equity at exit: $68,737

Cash invested: $222,600 (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 10589

• Home prices YoY: -3.7%
• Active inventory: 89
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $6,900 medium
• Mortgage (P&I): −$4,169
• Tax from tax record: −$1,321 /mo · $15,848/yr
• Insurance: −$331
• HOA: −$400
• Vacancy / Maint / Mgmt: −$1,449
• Net cashflow: $-770

Break-even live

Break-even rent $7,875

Max offer price $658,982

Occupancy floor —

Sensitivity live

Price	-10% $-320	-5% $-545	+0% $-770	+5% $-995	+10% $-1,220
Rent	-10% $-1,315	-5% $-1,043	+0% $-770	+5% $-497	+10% $-225
Rate	-1.0pp $-370	-0.5pp $-568	base $-770	+0.5pp $-976	+1.0pp $-1,186

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Hardscrabble Rd North Salem, NY	3.0	3.5	3511	$6,900	$1.97	3d	1	1.45mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-13
   statusdays on market $795,000 Pending 26 DOM
2. 2026-06-10
   days on market $795,000 Active 25 DOM
3. 2026-06-09
   days on market $795,000 Active 24 DOM
4. 2026-06-08
   days on market $795,000 Active 23 DOM
5. 2026-06-07
   days on market $795,000 Active 22 DOM
6. 2026-06-03
   days on market $795,000 Active 18 DOM
7. 2026-06-03
   days on market $795,000 Active 17 DOM
8. 2026-06-01
   days on market $795,000 Active 16 DOM
9. 2026-05-31
   days on market $795,000 Active 15 DOM
10. 2026-05-17
    listed $795,000 Active 1723-char remark
11. 2026-05-08
    historical $795,000 1723-char remark
12. 2016-06-15
    soldstatus $580,000
13. 2016-06-11
    soldstatus $580,000 Sold 937-char remark

    Show marketing remark (937 chars)

    Don't Miss Out on This Beautiful Townhouse in the Greenbriar Community! When Walking into This Upgraded Home You will Notice the Ceramic Tile Flooring, 2 Story Entry & Great Floor Plan! Large Living Room, Dining Room & Eat-in-Kitchen that Flows into a Bright Family Room with Vaulted Ceilings, Marble Surround Fireplace for Those Cold Winter Nights or, You can Enjoy Walking Out to Your Private Deck Where you can Put Your Feet Up, Relax & Read a Book! Large Master Bedroom with Full Bath, Whirlpool & Walk-in Closets! Need Extra Space for Guests? No Problem. .. Large Finished Walkout Basement with Summer Kitchen Full Bath & Lots of Storage! Want to Take a Swim? Complex Has all the Amenities with Pool, Basketball & Tennis Courts & Even a Clubhouse! All This & Only Minutes to Trains & Highways! Wonderful Home, Excellent Location Ready & Waiting for You to Move Right In!!

14. 2016-06-11
    price $580,000 937-char remark

    Show marketing remark (937 chars)

    Don't Miss Out on This Beautiful Townhouse in the Greenbriar Community! When Walking into This Upgraded Home You will Notice the Ceramic Tile Flooring, 2 Story Entry & Great Floor Plan! Large Living Room, Dining Room & Eat-in-Kitchen that Flows into a Bright Family Room with Vaulted Ceilings, Marble Surround Fireplace for Those Cold Winter Nights or, You can Enjoy Walking Out to Your Private Deck Where you can Put Your Feet Up, Relax & Read a Book! Large Master Bedroom with Full Bath, Whirlpool & Walk-in Closets! Need Extra Space for Guests? No Problem. .. Large Finished Walkout Basement with Summer Kitchen Full Bath & Lots of Storage! Want to Take a Swim? Complex Has all the Amenities with Pool, Basketball & Tennis Courts & Even a Clubhouse! All This & Only Minutes to Trains & Highways! Wonderful Home, Excellent Location Ready & Waiting for You to Move Right In!!

15. 2016-06-10
    soldstatus $580,000

    Show marketing remark (1018 chars)

    Don't Miss Out on This Beautiful Townhouse in the Greenbriar Community! When Walking into This Upgraded Home You will Notice the Ceramic Tile Flooring, 2 Story Entry & Great Floor Plan! Large Living Room, Dining Room & Eat-in-Kitchen that Flows into a Bright Family Room with Vaulted Ceilings, Marble Surround Fireplace for Those Cold Winter Nights or, You can Enjoy Walking Out to Your Private Deck Where you can Put Your Feet Up, Relax & Read a Book! Large Master Bedroom with Full Bath, Whirlpool & Walk-in Closets! Need Extra Space for Guests? No Problem...Large Finished Walkout Basement with Summer Kitchen Full Bath & Lots of Storage! Want to Take a Swim? Complex Has all the Amenities with Pool, Basketball & Tennis Courts & Even a Clubhouse! All This & Only Minutes to Trains & Highways! Wonderful Home, Excellent Location Ready & Waiting for You to Move Right In!! Additional Information: Amenities:Tennis,HeatingFuel:Oil Below Ground,ParkingFeatures:2 Car Attached,

16. 2016-03-09
    historical Pending 937-char remark

    Show marketing remark (937 chars)

    Don't Miss Out on This Beautiful Townhouse in the Greenbriar Community! When Walking into This Upgraded Home You will Notice the Ceramic Tile Flooring, 2 Story Entry & Great Floor Plan! Large Living Room, Dining Room & Eat-in-Kitchen that Flows into a Bright Family Room with Vaulted Ceilings, Marble Surround Fireplace for Those Cold Winter Nights or, You can Enjoy Walking Out to Your Private Deck Where you can Put Your Feet Up, Relax & Read a Book! Large Master Bedroom with Full Bath, Whirlpool & Walk-in Closets! Need Extra Space for Guests? No Problem. .. Large Finished Walkout Basement with Summer Kitchen Full Bath & Lots of Storage! Want to Take a Swim? Complex Has all the Amenities with Pool, Basketball & Tennis Courts & Even a Clubhouse! All This & Only Minutes to Trains & Highways! Wonderful Home, Excellent Location Ready & Waiting for You to Move Right In!!

17. 2016-03-08
    price $599,529 937-char remark

    Show marketing remark (937 chars)

    Don't Miss Out on This Beautiful Townhouse in the Greenbriar Community! When Walking into This Upgraded Home You will Notice the Ceramic Tile Flooring, 2 Story Entry & Great Floor Plan! Large Living Room, Dining Room & Eat-in-Kitchen that Flows into a Bright Family Room with Vaulted Ceilings, Marble Surround Fireplace for Those Cold Winter Nights or, You can Enjoy Walking Out to Your Private Deck Where you can Put Your Feet Up, Relax & Read a Book! Large Master Bedroom with Full Bath, Whirlpool & Walk-in Closets! Need Extra Space for Guests? No Problem. .. Large Finished Walkout Basement with Summer Kitchen Full Bath & Lots of Storage! Want to Take a Swim? Complex Has all the Amenities with Pool, Basketball & Tennis Courts & Even a Clubhouse! All This & Only Minutes to Trains & Highways! Wonderful Home, Excellent Location Ready & Waiting for You to Move Right In!!

18. 2015-09-09
    listed $599,529 Active 937-char remark

    Show marketing remark (1018 chars)

    Don't Miss Out on This Beautiful Townhouse in the Greenbriar Community! When Walking into This Upgraded Home You will Notice the Ceramic Tile Flooring, 2 Story Entry & Great Floor Plan! Large Living Room, Dining Room & Eat-in-Kitchen that Flows into a Bright Family Room with Vaulted Ceilings, Marble Surround Fireplace for Those Cold Winter Nights or, You can Enjoy Walking Out to Your Private Deck Where you can Put Your Feet Up, Relax & Read a Book! Large Master Bedroom with Full Bath, Whirlpool & Walk-in Closets! Need Extra Space for Guests? No Problem...Large Finished Walkout Basement with Summer Kitchen Full Bath & Lots of Storage! Want to Take a Swim? Complex Has all the Amenities with Pool, Basketball & Tennis Courts & Even a Clubhouse! All This & Only Minutes to Trains & Highways! Wonderful Home, Excellent Location Ready & Waiting for You to Move Right In!! Additional Information: Amenities:Tennis,HeatingFuel:Oil Below Ground,ParkingFeatures:2 Car Attached,

19. 2015-09-09
    listed $599,529

    Show marketing remark (1018 chars)

    Don't Miss Out on This Beautiful Townhouse in the Greenbriar Community! When Walking into This Upgraded Home You will Notice the Ceramic Tile Flooring, 2 Story Entry & Great Floor Plan! Large Living Room, Dining Room & Eat-in-Kitchen that Flows into a Bright Family Room with Vaulted Ceilings, Marble Surround Fireplace for Those Cold Winter Nights or, You can Enjoy Walking Out to Your Private Deck Where you can Put Your Feet Up, Relax & Read a Book! Large Master Bedroom with Full Bath, Whirlpool & Walk-in Closets! Need Extra Space for Guests? No Problem...Large Finished Walkout Basement with Summer Kitchen Full Bath & Lots of Storage! Want to Take a Swim? Complex Has all the Amenities with Pool, Basketball & Tennis Courts & Even a Clubhouse! All This & Only Minutes to Trains & Highways! Wonderful Home, Excellent Location Ready & Waiting for You to Move Right In!! Additional Information: Amenities:Tennis,HeatingFuel:Oil Below Ground,ParkingFeatures:2 Car Attached,

20. 2014-03-15
    price $585,000
21. 2009-03-04
    soldstatus $585,000
22. 2009-02-11
    historical
23. 2009-02-10
    soldstatus $585,000
24. 2008-12-09
    price $649,000
25. 2008-07-25
    listed $649,000
26. 2008-07-22
    historical
27. 2008-01-22
    listed
28. 1999-07-26
    soldstatus $58,500
29. 1999-05-04
    soldstatus $60,500
30. 1999-05-04
    soldstatus $60,200

ⓘ 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: $15,848 · $1,321/mo
• Projected year-2 tax: $15,848 · $1,321/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $82,800
• − Mortgage interest: −$44,532
• − Property taxes: −$15,848
• − Insurance: −$3,975
• − Repairs & maintenance: −$6,624
• − Management: −$6,624
• − HOA: −$4,800
• − Depreciation: −$23,127
• Taxable loss: −$22,730
• Est. tax savings @ 24.0%: +$5,455
• After-tax cash flow: $-3,784/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: North Salem Central School District
• NCES district ID: 3621180
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 74% ▲ 9.00%
• Median HH income: $113,800
• Composite: 61.67/100
• National rank: #743
• State rank: #125 of 590 in NY

Livability — Heritage Hills

• Score: 64/100
• State rank: #757
• US rank: #14518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,266
• Population (ZIP): 7,266

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Asian 4% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Serbian 5% Romanian 4% Scotch-Irish 3%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 91% English-only · Other Indo-European 4% Spanish 2% Chinese 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: ▼ -10.18%
• Current HPI: 262.6657
• 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

+1214.0% since first listed

22 events — show timeline

• 2026-06-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-17 Listed $795,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $795,000 OneKey® MLS as Distributed by MLS Grid
• 2016-06-15 Sold (Public Records) $580,000 Public Records
• 2016-06-11 Price Changed $580,000 HGMLS
• 2016-06-11 Sold (MLS) $580,000 HGMLS
• 2016-06-10 Sold (MLS) $580,000 OneKey® MLS as Distributed by MLS Grid
• 2016-03-09 Contingent — HGMLS
• 2016-03-08 Price Changed $599,529 HGMLS
• 2015-09-09 Listed $599,529 HGMLS
• 2015-09-09 Listed $599,529 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $585,000 HGMLS
• 2009-03-04 Sold (Public Records) $585,000 Public Records
• 2009-02-11 Delisted — HGMLS
• 2009-02-10 Sold (MLS) $585,000 HGMLS
• 2008-12-09 Price Changed $649,000 HGMLS
• 2008-07-25 Listed $649,000 HGMLS
• 2008-07-22 Delisted — HGMLS
• 2008-01-22 Listed — HGMLS
• 1999-07-26 Sold (Public Records) $58,500 Public Records
• 1999-05-04 Sold (Public Records) $60,200 Public Records
• 1999-05-04 Sold (Public Records) $60,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $15,848 · -3.6% YoY. Source: county tax records.