60 Manville Rd #1 · Pleasantville, NY 10570

$259,000

1 bd · 1.0 ba · 720 sqft · Condo · 16 Days on market

Built 1958

---

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 +22.0/30.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the best of village living in this beautifully updated one-bedroom co-op, ideally situated in the heart of Pleasantville. Just moments from the park, local shops, and Metro-North, the location offers unmatched convenience for both daily living and commuting. The open-concept kitchen is thoughtfully updated with warm wood cabinetry, granite countertops, stainless steel appliances, and a tile floor, seamlessly flowing into a bright dining area with a window that fills the space with natural light. The spacious living room features gleaming wood floors, a walk-in closet, and a large picture window with sidelights that floods the room with sunshine. The generously sized corner bedroom off

Key facts

• Open-concept kitchen
• Walk-in closet
• Natural light

Tags

• OPEN-CONCEPT KITCHEN
• NATURAL LIGHT
• WALK-IN CLOSET
• WALK-IN SHOWER
• BUILT-IN BENCH

Property features AI

Finance

• HOA & community: Association: Ledgerock Gardens Inc.; Association maintains grounds; Playground on site

Exterior

• Parking: Garage (1 space); Total parking for 1 vehicle
• Utilities: Con-Edison electric service; Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Trash collection (private); Water connected
• Home design: Stock cooperative; Entry on first floor; One-level unit
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: One-level layout (stories total: 3)
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Granite counters; Open floorplan; Basement (common, unfinished)
• Laundry & utility: Washer/dryer info not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $255k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.1% in Pleasantville — 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 77/100 on livability (#194 in NY, #2,992 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Pleasantville Union Free School District (suburban): math 71% / reading 83% proficiency, ranked #46 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Bedford Road School (math 69% / reading 85%, grade A, #244 of 2,108 statewide, top 13%, 569 students, 11% FRL); Pleasantville Middle School (math 62% / reading 81%, grade A, #82 of 729 statewide, top 11%, 468 students, 13% FRL); Pleasantville High School (math 98% / reading 87%, grade A+, #158 of 1,100 statewide, top 15%, 593 students, 0% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 42 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 16 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $255,115 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-15,575
• Equity at exit: $38,618

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $20,542
• Equity at exit: $22,394

Cash invested: $72,520 (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 10570

• Active inventory: 42
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,789 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $414

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 80%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
441 Manville Rd Unit 4 Pleasantville, NY	2.0	1.0	650	$3,550	$5.46	1d	1	0.80mi
3 Maiden Ln #1 Pleasantville, NY	1.0	1.0	500	$2,300	$4.60	17d	1	0.97mi
3 Maiden Ln #1 Pleasantville, NY	1.0	1.0	500	$2,300	$4.60	19d	1	0.97mi
60 Kensico Rd #22 Thornwood, NY	1.0	1.0	738	$2,450	$3.32	24d	1	1.24mi

HOA detail condo

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

Listing history 10 events

1. 2026-06-18
   days on market $259,000 Active 16 DOM
2. 2026-06-17
   days on market $259,000 Active 15 DOM
3. 2026-06-16
   days on market $259,000 Active 14 DOM
4. 2026-06-15
   days on market $259,000 Active 13 DOM
5. 2026-06-13
   days on market $259,000 Active 11 DOM
6. 2026-06-09
   days on market $259,000 Active 7 DOM
7. 2026-06-08
   days on market $259,000 Active 6 DOM
8. 2026-06-07
   days on market $259,000 Active 5 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    listed $259,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,473
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,678
• − Management: −$2,678
• − Depreciation: −$7,535
• Taxable income: $895
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $4,750/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: Pleasantville Union Free School District
• NCES district ID: 3623310
• Math proficiency: 71% ▼ -6.00%
• Reading proficiency: 83% ▲ 7.00%
• Median HH income: $115,887
• Composite: 71.43/100
• National rank: #227
• State rank: #46 of 590 in NY

Livability — Pleasantville

• Score: 77/100
• State rank: #194
• US rank: #2992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, NY
• County: Westchester County · 709,332 people
• City population: 13,289
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 13,289
• Household income: $183,833
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 281.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 4%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 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: ▼ -695.32%
• Current HPI: 277.2529
• Rent YoY: —
• 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

+32.8% since first listed

5 events — show timeline

• 2026-06-02 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2012-12-17 Delisted — HGMLS
• 2012-12-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-06-16 Listed — HGMLS
• 2012-06-16 Listed $195,000 OneKey® MLS as Distributed by MLS Grid