80 E Hartsdale #621 · Greenville, NY 10530

$329,000

2 bd · 1.0 ba · 1,100 sqft · Condo · 100 Days on market

Built 1964 $299/sqft · 18% above area Est $280k · 18% over

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this beautifully updated 2-Bedroom, 1-Bath Co-op that checks every box. Step into an entryway with a wall dedicated to closets. Gleaming hardwood floors will lead you to the Living Room with high hat lighting and an L-Shaped dining room. Enjoy a renovated kitchen with pass through to the dining room, quartz countertops, under cabinet lighting, ceramic tile floor and stainless steel appliances. Haier Refrigerator, Samsung SmartThings Stove/Oven, Bosch Silence Pro Dishwasher. Hardwood Floors and A/C in living room and both bedrooms. The primary bedroom has 2 walls dedicated to custom closets with plenty of hanging space, drawers and shelving. An Alcove by the window for a reading nook, and still room for a King sized bed. Modern ceiling fan with light fixture. The 2nd bedroom is large enough for a Queen size bed. Closet has adjustable shelving and hanging rod. Stylish bathroom with soaking tub. Glass wall tiles and ceramic tile floor. Set in a well-maintained building. Common laundry on every floor. The lobby has a newly renovated mail and package room. Assigned parking in the back of the building, in a carport, and two garages. Just moments from the train, express bus, shopping and dining. A perfect blend of comfort, value and location - Move In Ready!

Key facts

• New kitchen
• Soaking tub
• Parking available

Tags

• NEW KITCHEN
• GRANITE COUNTERS
• SOAKING TUB
• HARDWOOD FLOORS
• EXCEPTIONAL CLOSET SPACE
• PARKING AVAILABLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $329k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $329k).
• Recommended offer: $299k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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+, schools B+; 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.
• Market conditions: 156 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $10k 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 100 days — a 9% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $252k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $299,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $279,742
• List price: $329,000
• Delta: 17.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-13,141
• Equity at exit: $49,055

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $40,554
• Equity at exit: $28,446

Cash invested: $92,120 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,759 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $629

Break-even live

Break-even rent $2,962

Max offer price $329,000

Occupancy floor 78%

Sensitivity live

Price	-10% $857	-5% $743	+0% $629	+5% $516	+10% $402
Rent	-10% $332	-5% $481	+0% $629	+5% $778	+10% $926
Rate	-1.0pp $795	-0.5pp $713	base $629	+0.5pp $544	+1.0pp $457

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	22d	1	0.12mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.48mi
250 S Central Ave Apt 4A Hartsdale, NY	2.0	1.0	1289	$4,350	$3.37	17d	1	0.48mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	17d	1	0.50mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$5,500	$5.07	1d	1	0.51mi
330 Central Park Ave Apt F8 Scarsdale, NY	2.0	2.0	1200	$3,700	$3.08	5d	1	0.71mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	12d	1	1.00mi
500 Central Park Ave Scarsdale, NY	2.0	1.5–2.0	1231	$4,425	$3.59	13d	1	1.08mi
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	25d	1	1.11mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	1.27mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	44d	1	1.30mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	3d	3	1.49mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$5,420	$6.30	1d	23	1.50mi

HOA detail condo

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

Listing history 21 events

1. 2026-05-12
   status Pending 1287-char remark

   Show marketing remark (1287 chars)

   Move right into this beautifully updated 2-Bedroom, 1-Bath Co-op that checks every box. Step into an entryway with a wall dedicated to closets. Gleaming hardwood floors will lead you to the Living Room with high hat lighting and an L-Shaped dining room. Enjoy a renovated kitchen with pass through to the dining room, quartz countertops, under cabinet lighting, ceramic tile floor and stainless steel appliances. Haier Refrigerator, Samsung SmartThings Stove/Oven, Bosch Silence Pro Dishwasher. Hardwood Floors and A/C in living room and both bedrooms. The primary bedroom has 2 walls dedicated to custom closets with plenty of hanging space, drawers and shelving. An Alcove by the window for a reading nook, and still room for a King sized bed. Modern ceiling fan with light fixture. The 2nd bedroom is large enough for a Queen size bed. Closet has adjustable shelving and hanging rod. Stylish bathroom with soaking tub. Glass wall tiles and ceramic tile floor. Set in a well-maintained building. Common laundry on every floor. The lobby has a newly renovated mail and package room. Assigned parking in the back of the building, in a carport, and two garages. Just moments from the train, express bus, shopping and dining. A perfect blend of comfort, value and location - Move In Ready!

2. 2026-02-01
   listed $329,000 Active 1287-char remark

   Show marketing remark (1287 chars)

   Move right into this beautifully updated 2-Bedroom, 1-Bath Co-op that checks every box. Step into an entryway with a wall dedicated to closets. Gleaming hardwood floors will lead you to the Living Room with high hat lighting and an L-Shaped dining room. Enjoy a renovated kitchen with pass through to the dining room, quartz countertops, under cabinet lighting, ceramic tile floor and stainless steel appliances. Haier Refrigerator, Samsung SmartThings Stove/Oven, Bosch Silence Pro Dishwasher. Hardwood Floors and A/C in living room and both bedrooms. The primary bedroom has 2 walls dedicated to custom closets with plenty of hanging space, drawers and shelving. An Alcove by the window for a reading nook, and still room for a King sized bed. Modern ceiling fan with light fixture. The 2nd bedroom is large enough for a Queen size bed. Closet has adjustable shelving and hanging rod. Stylish bathroom with soaking tub. Glass wall tiles and ceramic tile floor. Set in a well-maintained building. Common laundry on every floor. The lobby has a newly renovated mail and package room. Assigned parking in the back of the building, in a carport, and two garages. Just moments from the train, express bus, shopping and dining. A perfect blend of comfort, value and location - Move In Ready!

3. 2022-03-30
   soldstatus $252,500 Closed 583-char remark

   Show marketing remark (583 chars)

   Commuter's dream! 1,000 square feet corner unit featuring an entry foyer with closets, large living, dining room, updated kitchen with stainless steel appliances, granite counter tops and backsplash, master bedroom with great closets, second bedroom, updated hall bathroom, This unit boasts hardwood floors (under the wall to wall carpet) throughout and lots of closets. The building has laundry on every floor and 2 elevators. Walk to Bee Line bus, the Metro North (30 minutes to NYC) and Hartsdale village shops and restaurant. Additional Information: HeatingFuel:Oil Above Ground,

4. 2022-01-27
   status Pending 583-char remark

   Show marketing remark (583 chars)

   Commuter's dream! 1,000 square feet corner unit featuring an entry foyer with closets, large living, dining room, updated kitchen with stainless steel appliances, granite counter tops and backsplash, master bedroom with great closets, second bedroom, updated hall bathroom, This unit boasts hardwood floors (under the wall to wall carpet) throughout and lots of closets. The building has laundry on every floor and 2 elevators. Walk to Bee Line bus, the Metro North (30 minutes to NYC) and Hartsdale village shops and restaurant. Additional Information: HeatingFuel:Oil Above Ground,

5. 2022-01-06
   status Active 583-char remark

   Show marketing remark (583 chars)

   Commuter's dream! 1,000 square feet corner unit featuring an entry foyer with closets, large living, dining room, updated kitchen with stainless steel appliances, granite counter tops and backsplash, master bedroom with great closets, second bedroom, updated hall bathroom, This unit boasts hardwood floors (under the wall to wall carpet) throughout and lots of closets. The building has laundry on every floor and 2 elevators. Walk to Bee Line bus, the Metro North (30 minutes to NYC) and Hartsdale village shops and restaurant. Additional Information: HeatingFuel:Oil Above Ground,

6. 2021-12-16
   historical 583-char remark

   Show marketing remark (583 chars)

   Commuter's dream! 1,000 square feet corner unit featuring an entry foyer with closets, large living, dining room, updated kitchen with stainless steel appliances, granite counter tops and backsplash, master bedroom with great closets, second bedroom, updated hall bathroom, This unit boasts hardwood floors (under the wall to wall carpet) throughout and lots of closets. The building has laundry on every floor and 2 elevators. Walk to Bee Line bus, the Metro North (30 minutes to NYC) and Hartsdale village shops and restaurant. Additional Information: HeatingFuel:Oil Above Ground,

7. 2021-12-02
   price $255,000 583-char remark

   Show marketing remark (583 chars)

   Commuter's dream! 1,000 square feet corner unit featuring an entry foyer with closets, large living, dining room, updated kitchen with stainless steel appliances, granite counter tops and backsplash, master bedroom with great closets, second bedroom, updated hall bathroom, This unit boasts hardwood floors (under the wall to wall carpet) throughout and lots of closets. The building has laundry on every floor and 2 elevators. Walk to Bee Line bus, the Metro North (30 minutes to NYC) and Hartsdale village shops and restaurant. Additional Information: HeatingFuel:Oil Above Ground,

8. 2021-10-26
   listed $259,975 Active 583-char remark

   Show marketing remark (583 chars)

   Commuter's dream! 1,000 square feet corner unit featuring an entry foyer with closets, large living, dining room, updated kitchen with stainless steel appliances, granite counter tops and backsplash, master bedroom with great closets, second bedroom, updated hall bathroom, This unit boasts hardwood floors (under the wall to wall carpet) throughout and lots of closets. The building has laundry on every floor and 2 elevators. Walk to Bee Line bus, the Metro North (30 minutes to NYC) and Hartsdale village shops and restaurant. Additional Information: HeatingFuel:Oil Above Ground,

9. 2021-05-01
   historical
10. 2020-11-28
    status Active
11. 2020-11-21
    historical
12. 2020-11-12
    price $249,000
13. 2020-09-16
    price $254,000
14. 2020-08-05
    listed $259,000 Active
15. 2020-08-05
    historical
16. 2014-03-06
    soldstatus $165,000 Sold
17. 2014-03-06
    soldstatus $165,000
18. 2014-02-20
    historical
19. 2013-12-25
    historical Pending
20. 2013-11-12
    listed $165,000 Active
21. 2013-11-12
    listed $165,000

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 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: $45,103
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$2,442
• − Repairs & maintenance: −$3,608
• − Management: −$3,608
• − Depreciation: −$9,571
• Taxable income: $2,509
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $6,948/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
• City population: 3,648
• 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

+99.4% since first listed

21 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-01 Listed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-30 Sold (MLS) $252,500 OneKey® MLS as Distributed by MLS Grid
• 2022-01-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-01-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-12-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-12-02 Price Changed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-26 Listed $259,975 OneKey® MLS as Distributed by MLS Grid
• 2021-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-11-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-11-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-11-12 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-16 Price Changed $254,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-05 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-05 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2014-03-06 Sold (MLS) $165,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-06 Sold (MLS) $165,000 HGMLS
• 2014-02-20 Delisted — HGMLS
• 2013-12-25 Contingent — HGMLS
• 2013-11-12 Listed $165,000 HGMLS
• 2013-11-12 Listed $165,000 OneKey® MLS as Distributed by MLS Grid