365 Broadway · Dobbs Ferry, NY 10522

$1,150,000

16 bd · 16.0 ba · — sqft · MultiFamily · 56 Days on market

Built 1940 3,485 sqft lot Est $2022k · 43% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.6/10.0
• Schools +6.6/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Exceptional four-family investment opportunity in the heart of Dobbs Ferry. This well-located property offers a versatile unit mix, including two 1-bedroom residences, a spacious studio, and a 2-bedroom apartment—ideal for both investors and discerning owner-occupants seeking income-producing potential. Positioned just moments from the Croton Aqueduct Trail, Metro-North, and Dobbs Ferry’s vibrant village center, residents enjoy effortless access to boutique shopping, acclaimed dining, and the scenic Hudson River waterfront. Experience the charm of this sought-after Rivertown, highlighted by picturesque skyline views, waterfront parks, and seasonal events including the renowned s

Key facts

• Waterfront parks
• Versatile unit mix
• 3,485 sq ft lot

Tags

• VERSATILE UNIT MIX
• HUDSON RIVER WATERFRONT
• PICTURESQUE SKYLINE VIEWS
• WATERFRONT PARKS
• VALUE-ADD OPPORTUNITY

Property features AI

Exterior

• Parking: No carport
• Utilities: Public sewer; Natural gas connected
• Home design: Quadruplex
• Construction: Wood siding construction
• Exterior features: No waterfront

Interior

• Bedrooms: Two 1-bedroom units; One 2-bedroom unit
• Bathrooms: Four full bathrooms
• Heating & cooling: Natural gas heating; Other heating; No central cooling
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3×1bd/1ba + 1×2bd/1ba units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $385/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.15M).
• Recommended offer: $1.12M (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: crime A+, employment A+, housing 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.
• Zoned schools: Springhurst Elementary School (math 59% / reading 76%, grade B+, #524 of 2,108 statewide, top 25%, 695 students, 13% FRL); Dobbs Ferry Middle School (math 60% / reading 79%, grade A, #89 of 729 statewide, top 12%, 365 students, 15% FRL); Dobbs Ferry High School (math 98%, 455 students, 22% FRL).
• Market conditions: Rents rising (+3.8%/yr); 64 active listings in the ZIP; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $13,563/mo this rent would consume 98% of the median local household income ($165k/yr) (locally 393% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $34k 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 56 days — a 3% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $800k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1940 — 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 $1,115,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.18% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.26
• GRM: 7.1

CMA / ARV

• ARV (median comp): $2,021,790
• List price: $1,150,000
• Delta: -43.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-76,554
• Equity at exit: $171,469

10-year hold

• IRR: 4.4%
• Equity multiple: 1.34×
• Total profit: $108,698
• Equity at exit: $99,431

Cash invested: $322,000 (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 10522

• Rents YoY: 3.8%
• Active inventory: 64
• Price-to-rent: 29.3×

Monthly cashflow live

• Estimated rent: $13,563 high
• Mortgage (P&I): −$6,031
• Tax from tax record: −$2,667 /mo · $32,000/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,848
• Net cashflow: $1,538

Break-even live

Break-even rent $11,616

Max offer price $1,150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $2,189	-5% $1,864	+0% $1,538	+5% $1,213	+10% $887
Rent	-10% $467	-5% $1,002	+0% $1,538	+5% $2,074	+10% $2,610
Rate	-1.0pp $2,117	-0.5pp $1,831	base $1,538	+0.5pp $1,240	+1.0pp $937

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$9,819
1× unit	2	1	$3,744
Total (4 units)			$13,563

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $1,150,000 Active 56 DOM
2. 2026-06-17
   days on market $1,150,000 Active 55 DOM
3. 2026-06-16
   days on market $1,150,000 Active 54 DOM
4. 2026-06-15
   days on market $1,150,000 Active 53 DOM
5. 2026-06-13
   days on market $1,150,000 Active 51 DOM
6. 2026-06-09
   days on market $1,150,000 Active 47 DOM
7. 2026-06-08
   days on market $1,150,000 Active 46 DOM
8. 2026-06-07
   days on market $1,150,000 Active 45 DOM
9. 2026-06-04
   days on market $1,150,000 Active 42 DOM
10. 2026-06-03
    days on market $1,150,000 Active 41 DOM
11. 2026-06-02
    days on market $1,150,000 Active 40 DOM
12. 2026-06-01
    days on market $1,150,000 Active 39 DOM
13. 2026-05-31
    days on market $1,150,000 Active 38 DOM
14. 2026-05-11
    price $1,150,000 901-char remark
15. 2026-04-20
    listed $1,250,000 Active 901-char remark
16. 2019-12-24
    soldstatus $800,000
17. 1981-04-07
    soldstatus $48,000

ⓘ 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: $32,000 · $2,667/mo
• Projected year-2 tax: $32,000 · $2,667/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 1/10 Low
• 🌡 Heat 6/10 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: $162,756
• − Mortgage interest: −$64,418
• − Property taxes: −$32,000
• − Insurance: −$5,750
• − Repairs & maintenance: −$13,020
• − Management: −$13,020
• − Depreciation: −$33,455
• Taxable income: $1,093
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $18,196/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: 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

+2295.8% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2019-12-24 Sold (Public Records) $800,000 Public Records
• 1981-04-07 Sold (Public Records) $48,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $32,000 · +19.7% YoY. Source: county tax records.