61 Jane St · Hartsdale, NY 10530

$885,000

4 bd · 2.0 ba · 2,276 sqft · SingleFamily · 52 Days on market

Built 1940 6,098 sqft lot $389/sqft · 22% below area Est $1132k · 22% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Colonial In Manor Woods. Convenient Location. Hardwood Floors. New Refrig '00,Water Heater '00,Dryer & Dishwasher '99. Walk To Train, Bus And Shopping. Easy To Show. Taxes Reflect Basic Star Exemption. Call La For More Details Regarding Easement.

Key facts

• 6,098 sq ft lot
• 3 parking spots
• Built 1940

Property features AI

Exterior

• Parking: Driveway with space for 3 vehicles
• Utilities: Electric service by Con Edison; Public sewer; Public trash collection
• Home design: Single-family residence; Three or more levels
• Construction: Built with advanced framing techniques
• Exterior features: Back yard; Near public transit; Near shops; Stone/brick wall; Vinyl fencing; Deck; Mailbox

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Stainless steel appliances; Eat-in and open kitchen with breakfast bar
• Bedrooms: Total rooms: 8 (includes bedrooms and living spaces)
• Flooring: Wood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heating; Central air conditioning; Wood-burning fireplace in living room
• Interior features: First-floor full bath; Breakfast bar; Ceiling fans; Eat-in kitchen; Formal dining room; Open kitchen; Recessed lighting; Double-pane windows; Partially finished walk-out basement; Scuttle attic access; Deck; Mailbox
• Laundry & utility: Washer and dryer included; Laundry in basement; Oil water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $885k.

Deal economics

• At list price, monthly cash flow is $-835 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $738k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $770k (13.0% below list).
• Recommended offer: $738k (16.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#94 in NY, #1,430 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities 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); Richard J Bailey School (math 45% / reading 53%, grade C-, #294 of 729 statewide, top 41%, 336 students, 0% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL) — zoned schools average 22% FRL vs 42% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 156 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $6k of loan paydown is wiped out by about $27k 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 52 days — a 3% lower offer ($858k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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 $335k; list at $885k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $737,544 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.04%
• DSCR: 0.82
• GRM: 9.6

CMA / ARV

• ARV (median comp): $1,131,671
• List price: $885,000
• Delta: -21.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Harvard Dr	0.33mi	4/2.5	2,144 (-6%)	0mo	$925,000	$431	73
7 Brookdell Dr	0.41mi	4/3.0	2,306 (+1%)	11mo	$752,000	$326	66
40 Holland Pl	0.30mi	3/3.0 (-1)	2,103 (-8%)	4mo	$789,000	$375	61
11 N Washington Ave	0.40mi	4/1.5	2,118 (-7%)	10mo	$580,000	$274	59
54 Claremont Rd	0.37mi	3/2.0 (-1)	2,480 (+9%)	6mo	$1,255,000	$506	58
122 Greenacres Ave	0.58mi	4/2.5	2,112 (-7%)	1mo	$951,000	$450	58
36 Farley Rd	0.64mi	4/3.0	2,182 (-4%)	2mo	$1,880,000	$862	58
67 Ridge Rd	0.71mi	4/2.5	2,254 (-1%)	10mo	$875,000	$388	55
9 Lewis Ave	0.46mi	4/3.0	2,598 (+14%)	5mo	$1,111,000	$428	47
13 Claremont Rd	0.44mi	4/3.0	2,602 (+14%)	10mo	$2,002,000	$769	43
184 Chatterton Pkwy	0.59mi	4/1.5	2,546 (+12%)	10mo	$850,000	$334	42
15 Bogert Ave	0.59mi	3/3.0 (-1)	1,988 (-13%)	10mo	$900,000	$453	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-195,964
• Equity at exit: $131,956

10-year hold

• IRR: -17.3%
• Equity multiple: 0.05×
• Total profit: $-236,633
• Equity at exit: $76,519

Cash invested: $247,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $7,696 medium
• Mortgage (P&I): −$4,641
• Tax from tax record: −$1,905 /mo · $22,862/yr
• Insurance: −$369
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,616
• Net cashflow: $-835

Break-even live

Break-even rent $8,753

Max offer price $737,544

Occupancy floor —

Sensitivity live

Price	-10% $-334	-5% $-584	+0% $-835	+5% $-1,085	+10% $-1,336
Rent	-10% $-1,443	-5% $-1,139	+0% $-835	+5% $-531	+10% $-227
Rate	-1.0pp $-389	-0.5pp $-610	base $-835	+0.5pp $-1,064	+1.0pp $-1,297

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: $221,250
• Closing costs: $26,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Homewood Rd Hartsdale, NY	3.0	2.0	1868	$7,000	$3.75	26d	1	0.59mi
82 Quinby Ave White Plains, NY	4.0	1.5	2350	$6,000	$2.55	0d	1	0.63mi
19 Primrose Ave W White Plains, NY	4.0	2.5	2717	$8,550	$3.15	4d	1	1.45mi
1144 Post Rd Scarsdale, NY	5.0	5.5	3187	$14,000	$4.39	26d	1	1.46mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$10,808	$8.33	0d	122	1.47mi

Listing history 24 events

1. 2026-06-21
   days on market $885,000 Active 52 DOM
2. 2026-06-18
   days on market $885,000 Active 49 DOM
3. 2026-06-17
   days on market $885,000 Active 48 DOM
4. 2026-06-16
   days on market $885,000 Active 47 DOM
5. 2026-06-15
   days on market $885,000 Active 46 DOM
6. 2026-06-13
   days on market $885,000 Active 44 DOM
7. 2026-06-13
   days on market $885,000 Active 43 DOM
8. 2026-06-09
   days on market $885,000 Active 40 DOM
9. 2026-06-08
   days on market $885,000 Active 39 DOM
10. 2026-06-07
    days on market $885,000 Active 38 DOM
11. 2026-06-04
    days on market $885,000 Active 35 DOM
12. 2026-06-03
    days on market $885,000 Active 34 DOM
13. 2026-06-02
    days on market $885,000 Active 33 DOM
14. 2026-06-02
    price $885,000 Active 32 DOM
15. 2026-06-01
    days on market $900,000 Active 32 DOM
16. 2026-05-31
    days on market $900,000 Active 31 DOM
17. 2026-05-01
    listed $900,000 Active 1474-char remark
18. 2026-04-29
    historical $900,000 1474-char remark
19. 2014-01-27
    price $325,000 261-char remark

    Show marketing remark (261 chars)

    Charming Colonial In Manor Woods. Convenient Location. Hardwood Floors. New Refrig '00,Water Heater '00,Dryer & Dishwasher '99. Walk To Train, Bus And Shopping. Easy To Show. Taxes Reflect Basic Star Exemption. Call La For More Details Regarding Easement.

20. 2001-10-16
    soldstatus $335,000
21. 2001-08-20
    soldstatus $335,000 261-char remark

    Show marketing remark (261 chars)

    Charming Colonial In Manor Woods. Convenient Location. Hardwood Floors. New Refrig '00,Water Heater '00,Dryer & Dishwasher '99. Walk To Train, Bus And Shopping. Easy To Show. Taxes Reflect Basic Star Exemption. Call La For More Details Regarding Easement.

22. 2001-05-08
    historical 261-char remark

    Show marketing remark (261 chars)

    Charming Colonial In Manor Woods. Convenient Location. Hardwood Floors. New Refrig '00,Water Heater '00,Dryer & Dishwasher '99. Walk To Train, Bus And Shopping. Easy To Show. Taxes Reflect Basic Star Exemption. Call La For More Details Regarding Easement.

23. 2001-03-20
    listed $335,000 261-char remark

    Show marketing remark (261 chars)

    Charming Colonial In Manor Woods. Convenient Location. Hardwood Floors. New Refrig '00,Water Heater '00,Dryer & Dishwasher '99. Walk To Train, Bus And Shopping. Easy To Show. Taxes Reflect Basic Star Exemption. Call La For More Details Regarding Easement.

24. 1998-03-04
    soldstatus $220,000

ⓘ 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: $22,862 · $1,905/mo
• Projected year-2 tax: $22,862 · $1,905/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $92,358
• − Mortgage interest: −$49,574
• − Property taxes: −$22,862
• − Insurance: −$4,425
• − Repairs & maintenance: −$7,389
• − Management: −$7,389
• − Depreciation: −$25,745
• Taxable loss: −$25,025
• Est. tax savings @ 24.0%: +$6,006
• After-tax cash flow: $-4,010/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 — Hartsdale

• Score: 81/100
• State rank: #94
• US rank: #1430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartsdale, 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

+302.3% since first listed

9 events — show timeline

• 2026-06-01 Price Changed $885,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $900,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $900,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $325,000 HGMLS
• 2001-10-16 Sold (Public Records) $335,000 Public Records
• 2001-08-20 Sold (MLS) $335,000 HGMLS
• 2001-05-08 Delisted — HGMLS
• 2001-03-20 Listed $335,000 HGMLS
• 1998-03-04 Sold (Public Records) $220,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $22,862 · +1.6% YoY. Source: county tax records.