120 E Hartsdale Ave Unit 1R · Greenville, NY 10530

$185,000

1 bd · 1.0 ba · 700 sqft · Condo · 14 Days on market

Built 1955 $264/sqft · 27% below area Est $253k · 27% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A rare find! Extra large Jr3 in pet friendly building. Low maintenance, new carpet and paint, great closet space. Valet parking, handicap access. Walk to railroad, shops and restaurants. $1,000.to buyer towards new kitchen

Key facts

• Bonus room
• Renovated kitchen
• Renovated bath

Tags

• RENOVATED KITCHEN
• RENOVATED BATH
• BONUS ROOM
• VALET PARKING SPACE
• ELECTRIC CAR PORTS
• FIVE MINUTE WALK TO TOWN

Property features AI

Finance

• Other: Community amenities include fitness center, golf, park, playground, and sidewalks
• HOA & community: Additional monthly assessment (through December 2026)

Exterior

• Parking: Attached garage; 1 garage space; 1 total parking space; Parking fee applies
• Utilities: Con Edison electric; Public sewer; Public trash collection
• Home design: Stock cooperative; Actual property condition; Located on first floor; Single-level unit; Building has 7 stories
• Construction: Brick exterior
• Exterior features: Brick construction; Near public transit; Near shops; Not waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Tankless water heater
• Bedrooms: One-level unit (Entry level: 1)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Hot water heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Bicycle room; No basement; No attic; Common-area laundry; Pets allowed with size limit
• Laundry & utility: Common-area laundry

🏷️ Possibly a rental listed for sale. The $185,000 price doesn't fit this home's estimated sale value (~$253,487) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 9.0% vs local median 3.1% in Greenville — 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 65/100 on livability (#713 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Greenburgh Central School District (suburban): math 51% / reading 55% proficiency, ranked #267 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Early Childhood Program (128 students, 0% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL).
• Market conditions: 156 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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 $99k; list at $185k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $185,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 B-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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $253,487
• List price: $185,000
• Delta: -25.44%
• 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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,985
• Equity at exit: $27,584

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $21,569
• Equity at exit: $15,995

Cash invested: $51,800 (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 10530

• Active inventory: 156
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,138 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $344

Break-even live

Break-even rent $1,702

Max offer price $185,000

Occupancy floor 79%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 22 events

1. 2026-06-18
   days on market $185,000 Active 14 DOM
2. 2026-06-17
   days on market $185,000 Active 13 DOM
3. 2026-06-16
   days on market $185,000 Active 12 DOM
4. 2026-06-15
   days on market $185,000 Active 11 DOM
5. 2026-06-13
   days on market $185,000 Active 9 DOM
6. 2026-06-13
   days on market $185,000 Active 8 DOM
7. 2026-06-09
   days on market $185,000 Active 5 DOM
8. 2026-06-08
   days on market $185,000 Active 4 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $185,000 Active 3 DOM
10. 2026-05-12
    historical
11. 2026-05-05
    price $189,000
12. 2026-04-04
    listed $210,000 Active
13. 2012-05-08
    soldstatus $99,000 Sold 222-char remark

    Show marketing remark (222 chars)

    A rare find! Extra large Jr3 in pet friendly building. Low maintenance, new carpet and paint, great closet space. Valet parking, handicap access. Walk to railroad, shops and restaurants. $1,000.to buyer towards new kitchen

14. 2012-05-08
    soldstatus $99,000

    Show marketing remark (222 chars)

    A rare find! Extra large Jr3 in pet friendly building. Low maintenance, new carpet and paint, great closet space. Valet parking, handicap access. Walk to railroad, shops and restaurants. $1,000.to buyer towards new kitchen

15. 2012-04-20
    historical 222-char remark

    Show marketing remark (222 chars)

    A rare find! Extra large Jr3 in pet friendly building. Low maintenance, new carpet and paint, great closet space. Valet parking, handicap access. Walk to railroad, shops and restaurants. $1,000.to buyer towards new kitchen

16. 2012-03-31
    historical Pending 222-char remark

    Show marketing remark (222 chars)

    A rare find! Extra large Jr3 in pet friendly building. Low maintenance, new carpet and paint, great closet space. Valet parking, handicap access. Walk to railroad, shops and restaurants. $1,000.to buyer towards new kitchen

17. 2012-02-24
    listed $99,000 Active 222-char remark

    Show marketing remark (222 chars)

    A rare find! Extra large Jr3 in pet friendly building. Low maintenance, new carpet and paint, great closet space. Valet parking, handicap access. Walk to railroad, shops and restaurants. $1,000.to buyer towards new kitchen

18. 2012-02-24
    listed $99,000

    Show marketing remark (222 chars)

    A rare find! Extra large Jr3 in pet friendly building. Low maintenance, new carpet and paint, great closet space. Valet parking, handicap access. Walk to railroad, shops and restaurants. $1,000.to buyer towards new kitchen

19. 2012-01-13
    historical
20. 2011-10-27
    status Active
21. 2011-08-29
    historical Pending
22. 2011-05-19
    listed Active

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,657
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$5,382
• Taxable income: $1,310
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $3,816/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: Greenburgh Central School District
• NCES district ID: 3612720
• Math proficiency: 51% ▲ 4.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $93,626
• Composite: 49.43/100
• National rank: #2005
• State rank: #267 of 590 in NY

Livability — Greenville

• Score: 65/100
• State rank: #713
• US rank: #13570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, NY
• Population (ZIP): 13,955

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 9% Black 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 9% Scotch-Irish 5% Italian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 9% Other Indo-European 6% Russian/Polish/Slavic 5%

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: ▼ -616.16%
• Current HPI: 320.7324
• 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

+86.9% since first listed

14 events — show timeline

• 2026-05-22 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-04 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2012-05-08 Sold (MLS) $99,000 OneKey® MLS as Distributed by MLS Grid
• 2012-05-08 Sold (MLS) $99,000 HGMLS
• 2012-04-20 Delisted — HGMLS
• 2012-03-31 Contingent — HGMLS
• 2012-02-24 Listed $99,000 HGMLS
• 2012-02-24 Listed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2012-01-13 Delisted — HGMLS
• 2011-10-27 Relisted — HGMLS
• 2011-08-29 Contingent — HGMLS
• 2011-05-19 Listed — HGMLS