119 Willow Ct · Golden's Bridge, NY 10518

$524,000

1 bd · 1.5 ba · 1,451 sqft · SingleFamily · 23 Days on market

Built 1987 774 sqft lot Est $550k · at est. $550/mo HOA · 10% of rent

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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 +17.0/30.0
• ARV discount +9.6/15.0
• Appreciation +8.3/10.0
• Schools +7.5/10.0
• 1% rule +5.6/10.0
• DSCR +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SELLER IS OFFERING A HOME WARRANTY ON ALL MECHANICALS, AND APPLIANCES FOR ONE YEAR FROM CLOSING DATE. A $800. value. Spread out in this spacious one-bedroom condo with an additional room for an office/den or second bedroom. Full size Master bedroom with bathroom and 2 large closets. Enjoy winter nights by your Fireplace and Relax in the large living room/dining room with sliding glass doors that leads to the rear of the unit. Have the convenience of a Full-size washer and dryer that is located in lower level and can be relocated to second floor. Enjoy all the amenities. Pool, basketball, 2 tennis courts and a large clubhouse. Additional quarterly charge for water and sewer, depending on usage. Pets allowed. Great location, close to shops and all Highways including Metro-North. Subtract $1690 from taxes for star.

Key facts

• Community pool
• Built 1987
• Listed 23 days

Property features AI

Finance

• HOA & community: Has association (Scalzo Property Management / The Meadows); Monthly association fee of $550; Quarterly additional fee of $300 for water concession; Association covers common area maintenance, grounds care, snow removal, and trash; Community amenities include clubhouse, pool, tennis courts, basketball court, parking, and maintenance

Exterior

• Parking: Common parking; No carport
• Utilities: Electricity connected (NYSEG); Public sewer; Water connected; Trash collection (private)
• Home design: Townhouse; Single-family residence; Living area per public records
• Construction: Clapboard exterior
• Exterior features: Community pool; Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Freezer; Stainless steel appliances
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Chef's kitchen; Galley-style kitchen; Basement with storage space; Fireplace
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $524k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $524k).
• Recommended offer: $516k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 1.3% in Golden's Bridge — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Katonah-Lewisboro Union Free School District (suburban): math 75% / reading 82% proficiency, ranked #32 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Katonah Elementary School (math 72% / reading 82%, grade A, #244 of 2,108 statewide, top 13%, 407 students, 8% FRL); John Jay Middle School (math 58% / reading 79%, grade A, #94 of 729 statewide, top 13%, 662 students, 7% FRL); John Jay High School (math 98% / reading 82%, grade A+, #238 of 1,100 statewide, top 23%, 917 students, 9% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 11 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($4k loan paydown + $35k appreciation (6.7% local appreciation)).
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $147k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($516k) is reasonable based on typical stale-listing flexibility.
• 4 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 $380k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $516,140 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $549,929
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Willow Ct	0.00mi	1/1.5	1,451 (0%)	0mo	$550,000	$379	100

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

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.34×
• Total profit: $195,988
• Equity at exit: $352,845

10-year hold

• IRR: 18.5%
• Equity multiple: 4.78×
• Total profit: $554,816
• Equity at exit: $661,144

Cash invested: $146,720 (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 10518

• Home prices YoY: 5.5%
• Active inventory: 11
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $5,554 medium
• Mortgage (P&I): −$2,748
• Tax from tax record: −$521 /mo · $6,251/yr
• Insurance: −$218
• HOA: −$550
• Vacancy / Maint / Mgmt: −$1,166
• Net cashflow: $351

Break-even live

Break-even rent $5,110

Max offer price $524,000

Occupancy floor 89%

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: $131,000
• Closing costs: $15,720
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $550 · $6,600/yr
• Likely covers: watersewerpool

Listing history 15 events

1. 2026-04-17
   status Pending
2. 2026-04-15
   price $524,000
3. 2026-03-26
   listed $550,000 Active
4. 2026-03-25
   historical $3,995
5. 2026-03-22
   historical $550,000
6. 2026-02-06
   listed $3,995
7. 2022-01-11
   soldstatus $380,000
8. 2021-12-29
   soldstatus $380,000 Closed 825-char remark

   Show marketing remark (825 chars)

   SELLER IS OFFERING A HOME WARRANTY ON ALL MECHANICALS, AND APPLIANCES FOR ONE YEAR FROM CLOSING DATE. A $800. value. Spread out in this spacious one-bedroom condo with an additional room for an office/den or second bedroom. Full size Master bedroom with bathroom and 2 large closets. Enjoy winter nights by your Fireplace and Relax in the large living room/dining room with sliding glass doors that leads to the rear of the unit. Have the convenience of a Full-size washer and dryer that is located in lower level and can be relocated to second floor. Enjoy all the amenities. Pool, basketball, 2 tennis courts and a large clubhouse. Additional quarterly charge for water and sewer, depending on usage. Pets allowed. Great location, close to shops and all Highways including Metro-North. Subtract $1690 from taxes for star.

9. 2021-10-26
   status Pending 825-char remark

   Show marketing remark (825 chars)

   SELLER IS OFFERING A HOME WARRANTY ON ALL MECHANICALS, AND APPLIANCES FOR ONE YEAR FROM CLOSING DATE. A $800. value. Spread out in this spacious one-bedroom condo with an additional room for an office/den or second bedroom. Full size Master bedroom with bathroom and 2 large closets. Enjoy winter nights by your Fireplace and Relax in the large living room/dining room with sliding glass doors that leads to the rear of the unit. Have the convenience of a Full-size washer and dryer that is located in lower level and can be relocated to second floor. Enjoy all the amenities. Pool, basketball, 2 tennis courts and a large clubhouse. Additional quarterly charge for water and sewer, depending on usage. Pets allowed. Great location, close to shops and all Highways including Metro-North. Subtract $1690 from taxes for star.

10. 2021-10-01
    status Active 825-char remark

    Show marketing remark (825 chars)

    SELLER IS OFFERING A HOME WARRANTY ON ALL MECHANICALS, AND APPLIANCES FOR ONE YEAR FROM CLOSING DATE. A $800. value. Spread out in this spacious one-bedroom condo with an additional room for an office/den or second bedroom. Full size Master bedroom with bathroom and 2 large closets. Enjoy winter nights by your Fireplace and Relax in the large living room/dining room with sliding glass doors that leads to the rear of the unit. Have the convenience of a Full-size washer and dryer that is located in lower level and can be relocated to second floor. Enjoy all the amenities. Pool, basketball, 2 tennis courts and a large clubhouse. Additional quarterly charge for water and sewer, depending on usage. Pets allowed. Great location, close to shops and all Highways including Metro-North. Subtract $1690 from taxes for star.

11. 2021-10-01
    price $385,000 825-char remark

    Show marketing remark (825 chars)

    SELLER IS OFFERING A HOME WARRANTY ON ALL MECHANICALS, AND APPLIANCES FOR ONE YEAR FROM CLOSING DATE. A $800. value. Spread out in this spacious one-bedroom condo with an additional room for an office/den or second bedroom. Full size Master bedroom with bathroom and 2 large closets. Enjoy winter nights by your Fireplace and Relax in the large living room/dining room with sliding glass doors that leads to the rear of the unit. Have the convenience of a Full-size washer and dryer that is located in lower level and can be relocated to second floor. Enjoy all the amenities. Pool, basketball, 2 tennis courts and a large clubhouse. Additional quarterly charge for water and sewer, depending on usage. Pets allowed. Great location, close to shops and all Highways including Metro-North. Subtract $1690 from taxes for star.

12. 2021-08-19
    status Pending 825-char remark

    Show marketing remark (825 chars)

    SELLER IS OFFERING A HOME WARRANTY ON ALL MECHANICALS, AND APPLIANCES FOR ONE YEAR FROM CLOSING DATE. A $800. value. Spread out in this spacious one-bedroom condo with an additional room for an office/den or second bedroom. Full size Master bedroom with bathroom and 2 large closets. Enjoy winter nights by your Fireplace and Relax in the large living room/dining room with sliding glass doors that leads to the rear of the unit. Have the convenience of a Full-size washer and dryer that is located in lower level and can be relocated to second floor. Enjoy all the amenities. Pool, basketball, 2 tennis courts and a large clubhouse. Additional quarterly charge for water and sewer, depending on usage. Pets allowed. Great location, close to shops and all Highways including Metro-North. Subtract $1690 from taxes for star.

13. 2021-07-30
    historical 825-char remark

    Show marketing remark (825 chars)

    SELLER IS OFFERING A HOME WARRANTY ON ALL MECHANICALS, AND APPLIANCES FOR ONE YEAR FROM CLOSING DATE. A $800. value. Spread out in this spacious one-bedroom condo with an additional room for an office/den or second bedroom. Full size Master bedroom with bathroom and 2 large closets. Enjoy winter nights by your Fireplace and Relax in the large living room/dining room with sliding glass doors that leads to the rear of the unit. Have the convenience of a Full-size washer and dryer that is located in lower level and can be relocated to second floor. Enjoy all the amenities. Pool, basketball, 2 tennis courts and a large clubhouse. Additional quarterly charge for water and sewer, depending on usage. Pets allowed. Great location, close to shops and all Highways including Metro-North. Subtract $1690 from taxes for star.

14. 2021-07-28
    listed $375,000 Active 825-char remark

    Show marketing remark (825 chars)

    SELLER IS OFFERING A HOME WARRANTY ON ALL MECHANICALS, AND APPLIANCES FOR ONE YEAR FROM CLOSING DATE. A $800. value. Spread out in this spacious one-bedroom condo with an additional room for an office/den or second bedroom. Full size Master bedroom with bathroom and 2 large closets. Enjoy winter nights by your Fireplace and Relax in the large living room/dining room with sliding glass doors that leads to the rear of the unit. Have the convenience of a Full-size washer and dryer that is located in lower level and can be relocated to second floor. Enjoy all the amenities. Pool, basketball, 2 tennis courts and a large clubhouse. Additional quarterly charge for water and sewer, depending on usage. Pets allowed. Great location, close to shops and all Highways including Metro-North. Subtract $1690 from taxes for star.

15. 1999-10-13
    soldstatus $185,000

ⓘ 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: $6,251 · $521/mo
• Projected year-2 tax: $7,553 · $629/mo
• Expected delta: +$1,302/yr (+$109/mo · 20.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,649
• − Mortgage interest: −$29,352
• − Property taxes: −$6,251
• − Insurance: −$2,620
• − Repairs & maintenance: −$5,332
• − Management: −$5,332
• − HOA: −$6,600
• − Depreciation: −$15,244
• Taxable loss: −$4,082
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $5,186/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: Katonah-Lewisboro Union Free School District
• NCES district ID: 3616080
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $140,994
• Composite: 75.09/100
• National rank: #142
• State rank: #32 of 590 in NY

Livability — Golden's Bridge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 2,040
• Population (ZIP): 789

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 (94%)
• Race & ethnicity: White 94% Asian 4% Two or more races 2%
• Common ancestry: Italian 6% Scotch-Irish 3% Portuguese 3%
• Foreign-born: 7% · Vietnam
• Languages at home: 96% English-only · Other Asian/Pacific 4% French/Haitian/Cajun 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: ▲ 6.70%
• Current HPI: 129.44
• 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

+183.2% since first listed

15 events — show timeline

• 2026-04-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $524,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-26 Listed $550,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Rental Removed $3,995 ONEKEY
• 2026-03-22 Coming Soon $550,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Listed for Rent $3,995 ONEKEY
• 2022-01-11 Sold (Public Records) $380,000 Public Records
• 2021-12-29 Sold (MLS) $380,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-10-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-10-01 Price Changed $385,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-07-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-28 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 1999-10-13 Sold (Public Records) $185,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $6,251 · +4.1% YoY. Source: county tax records.