352 N State Rd Unit 1H · Briarcliff Manor, NY 10510

$295,000

2 bd · 1.0 ba · 950 sqft · Condo · 80 Days on market

Built 1950 $311/sqft · 7% above area Est $277k · 7% over

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +8.0/10.0
• ARV discount +4.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Briar Hill, one of Briarcliff Manor’s most charming garden-style co-op communities. This classic brick Colonial complex is set amid tranquil, park-like grounds, yet is just minutes from the village center, dining, and everyday conveniences. This pristine first-floor residence offers two comfortable bedrooms, a beautifully renovated gourmet kitchen featuring granite countertops and a striking backsplash, and a fully updated bath. Recently installed wall-to-wall carpeting enhances the living and dining areas, creating a fresh and inviting space. Additional highlights include an in-unit washer/dryer hookup in the hall closet (with common laundry conveniently located in the building), ample unassigned parking, and meticulous upkeep throughout. Easy living meets an ideal location with close proximity to shops, restaurants, and major roadways—making this home a wonderful place to settle in and enjoy.

Key facts

• Built 1950
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $277k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 1.2% in Briarcliff Manor — 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 70/100 on livability (#429 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.
• Briarcliff Manor Union Free School District (suburban): math 83% / reading 79% proficiency, ranked #22 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 1% free/reduced lunch — higher-income household profile.
• Market conditions: 65 active listings in the ZIP; 2 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; list at $295k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; moderate wind risk, 26% 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 $277,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $276,783
• List price: $295,000
• Delta: 6.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $28,819
• Equity at exit: $43,985

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $123,930
• Equity at exit: $25,506

Cash invested: $82,600 (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 10510

• Active inventory: 65
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,102 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$861
• Net cashflow: $1,202

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 66%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Woodside Ave Unit 1A Briarcliff Manor, NY	2.0	2.0	800	$4,500	$5.62	43d	1	0.35mi
1123 Pleasantville Rd Unit 2C Briarcliff Manor, NY	1.0	1.0	650	$3,250	$5.00	43d	1	0.61mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $295,000 Active 80 DOM
2. 2026-06-17
   days on market $295,000 Active 79 DOM
3. 2026-06-16
   days on market $295,000 Active 78 DOM
4. 2026-06-15
   days on market $295,000 Active 77 DOM
5. 2026-06-13
   days on market $295,000 Active 75 DOM
6. 2026-06-09
   days on market $295,000 Active 71 DOM
7. 2026-06-08
   days on market $295,000 Active 70 DOM
8. 2026-06-07
   days on market $295,000 Active 69 DOM
9. 2026-06-04
   days on market $295,000 Active 66 DOM
10. 2026-06-03
    days on market $295,000 Active 65 DOM
11. 2026-06-02
    days on market $295,000 Active 64 DOM
12. 2026-06-01
    days on market $295,000 Active 63 DOM
13. 2026-05-31
    days on market $295,000 Active 62 DOM
14. 2026-05-15
    price $295,000 930-char remark

    Show marketing remark (930 chars)

    Welcome to Briar Hill, one of Briarcliff Manor’s most charming garden-style co-op communities. This classic brick Colonial complex is set amid tranquil, park-like grounds, yet is just minutes from the village center, dining, and everyday conveniences. This pristine first-floor residence offers two comfortable bedrooms, a beautifully renovated gourmet kitchen featuring granite countertops and a striking backsplash, and a fully updated bath. Recently installed wall-to-wall carpeting enhances the living and dining areas, creating a fresh and inviting space. Additional highlights include an in-unit washer/dryer hookup in the hall closet (with common laundry conveniently located in the building), ample unassigned parking, and meticulous upkeep throughout. Easy living meets an ideal location with close proximity to shops, restaurants, and major roadways—making this home a wonderful place to settle in and enjoy.

15. 2026-04-09
    price $299,000 930-char remark

    Show marketing remark (930 chars)

    Welcome to Briar Hill, one of Briarcliff Manor’s most charming garden-style co-op communities. This classic brick Colonial complex is set amid tranquil, park-like grounds, yet is just minutes from the village center, dining, and everyday conveniences. This pristine first-floor residence offers two comfortable bedrooms, a beautifully renovated gourmet kitchen featuring granite countertops and a striking backsplash, and a fully updated bath. Recently installed wall-to-wall carpeting enhances the living and dining areas, creating a fresh and inviting space. Additional highlights include an in-unit washer/dryer hookup in the hall closet (with common laundry conveniently located in the building), ample unassigned parking, and meticulous upkeep throughout. Easy living meets an ideal location with close proximity to shops, restaurants, and major roadways—making this home a wonderful place to settle in and enjoy.

16. 2026-03-25
    listed $315,000 Active 930-char remark

    Show marketing remark (930 chars)

    Welcome to Briar Hill, one of Briarcliff Manor’s most charming garden-style co-op communities. This classic brick Colonial complex is set amid tranquil, park-like grounds, yet is just minutes from the village center, dining, and everyday conveniences. This pristine first-floor residence offers two comfortable bedrooms, a beautifully renovated gourmet kitchen featuring granite countertops and a striking backsplash, and a fully updated bath. Recently installed wall-to-wall carpeting enhances the living and dining areas, creating a fresh and inviting space. Additional highlights include an in-unit washer/dryer hookup in the hall closet (with common laundry conveniently located in the building), ample unassigned parking, and meticulous upkeep throughout. Easy living meets an ideal location with close proximity to shops, restaurants, and major roadways—making this home a wonderful place to settle in and enjoy.

17. 2020-12-14
    soldstatus $190,000 Closed 500-char remark

    Show marketing remark (500 chars)

    Beautiful first floor unit. Spacious living room with lots of natural light. Updated kitchen with stainless appliances. Freshly painted. Hardwood floors. Pristine condition. Laundry and storage in building. Monthly charge includes heat and hot water. Lots of unassigned parking. Vacant and ready to go! Monthly maintenance charge does not reflect the STAR discount . Briarcliff Schools. WASHER AND DRYER ARE PERMITTED IN UNIT Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

18. 2020-09-18
    status Active 500-char remark

    Show marketing remark (500 chars)

    Beautiful first floor unit. Spacious living room with lots of natural light. Updated kitchen with stainless appliances. Freshly painted. Hardwood floors. Pristine condition. Laundry and storage in building. Monthly charge includes heat and hot water. Lots of unassigned parking. Vacant and ready to go! Monthly maintenance charge does not reflect the STAR discount . Briarcliff Schools. WASHER AND DRYER ARE PERMITTED IN UNIT Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

19. 2020-09-18
    price $195,000 500-char remark

    Show marketing remark (500 chars)

    Beautiful first floor unit. Spacious living room with lots of natural light. Updated kitchen with stainless appliances. Freshly painted. Hardwood floors. Pristine condition. Laundry and storage in building. Monthly charge includes heat and hot water. Lots of unassigned parking. Vacant and ready to go! Monthly maintenance charge does not reflect the STAR discount . Briarcliff Schools. WASHER AND DRYER ARE PERMITTED IN UNIT Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

20. 2020-09-17
    historical 500-char remark

    Show marketing remark (500 chars)

    Beautiful first floor unit. Spacious living room with lots of natural light. Updated kitchen with stainless appliances. Freshly painted. Hardwood floors. Pristine condition. Laundry and storage in building. Monthly charge includes heat and hot water. Lots of unassigned parking. Vacant and ready to go! Monthly maintenance charge does not reflect the STAR discount . Briarcliff Schools. WASHER AND DRYER ARE PERMITTED IN UNIT Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

21. 2020-05-27
    status Active 500-char remark

    Show marketing remark (500 chars)

    Beautiful first floor unit. Spacious living room with lots of natural light. Updated kitchen with stainless appliances. Freshly painted. Hardwood floors. Pristine condition. Laundry and storage in building. Monthly charge includes heat and hot water. Lots of unassigned parking. Vacant and ready to go! Monthly maintenance charge does not reflect the STAR discount . Briarcliff Schools. WASHER AND DRYER ARE PERMITTED IN UNIT Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

22. 2020-03-26
    status Pending 500-char remark

    Show marketing remark (500 chars)

    Beautiful first floor unit. Spacious living room with lots of natural light. Updated kitchen with stainless appliances. Freshly painted. Hardwood floors. Pristine condition. Laundry and storage in building. Monthly charge includes heat and hot water. Lots of unassigned parking. Vacant and ready to go! Monthly maintenance charge does not reflect the STAR discount . Briarcliff Schools. WASHER AND DRYER ARE PERMITTED IN UNIT Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

23. 2020-02-12
    listed $199,000 Active 500-char remark

    Show marketing remark (500 chars)

    Beautiful first floor unit. Spacious living room with lots of natural light. Updated kitchen with stainless appliances. Freshly painted. Hardwood floors. Pristine condition. Laundry and storage in building. Monthly charge includes heat and hot water. Lots of unassigned parking. Vacant and ready to go! Monthly maintenance charge does not reflect the STAR discount . Briarcliff Schools. WASHER AND DRYER ARE PERMITTED IN UNIT Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

24. 2005-04-19
    soldstatus $209,000
25. 2005-01-26
    historical
26. 2005-01-07
    listed $209,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,226
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,938
• − Management: −$3,938
• − Depreciation: −$8,582
• Taxable income: $10,344
• Est. tax owed @ 24.0%: −$2,483
• After-tax cash flow: $11,942/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: Briarcliff Manor Union Free School District
• NCES district ID: 3605340
• Math proficiency: 83% ▼ -3.00%
• Reading proficiency: 79% ▲ 1.00%
• Median HH income: $166,052
• Composite: 79.61/100
• National rank: #56
• State rank: #22 of 590 in NY

Livability — Briarcliff Manor

• Score: 70/100
• State rank: #429
• US rank: #7434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Briarcliff Manor, NY
• City population: 10,027
• Population (ZIP): 10,027

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 (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 9% Asian 8% Black 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 6% Scotch-Irish 6% Italian 2%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 82% English-only · Other Indo-European 7% Spanish 4% Chinese 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: ▼ -328.79%
• Current HPI: 253.8884
• 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

+41.1% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-14 Sold (MLS) $190,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-09-18 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-05-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-12 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2005-04-19 Sold (MLS) $209,000 HGMLS
• 2005-01-26 Delisted — HGMLS
• 2005-01-07 Listed $209,000 HGMLS