30 E Hartsdale Ave Unit 2A · Greenville, NY 10530

$210,000

1 bd · 1.0 ba · 851 sqft · Condo · 24 Days on market

Built 1952 $247/sqft · 12% below area Est $239k · 12% 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 +21.9/30.0
• ARV discount +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.0/10.0
• 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 must see Large 1 Bedroom Co-op! This Hartsdale location is perfect for the Metro-North commuter! Minutes to the train (walking), shops, dining out and more!! This unit offers a very comfortable layout, open feel, and a balcony off the master bedroom! Visit once and call this HOME!

Key facts

• Open floor plan
• Wonderful balcony
• Garage

Tags

• OPEN FLOOR PLAN
• SIGNATURE PICTURE WINDOW
• WONDERFUL BALCONY
• GLEAMING HARDWOOD FLOORS
• ABUNDANT CLOSET SPACE
• WELL-DESIGNED KITCHEN

Property features AI

Finance

• HOA & community: Elevator(s); Landscaping; Grounds maintenance; Snow removal; Trash service

Exterior

• Parking: Has garage; Carport available; Parking waitlist; Parking fee (monthly) $55
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer; Public trash collection
• Home design: Stock cooperative; Updated/remodeled condition
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Entry level on 2
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Ceiling fan(s)
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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

• It's been on market 24 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $136k; list at $210k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent; built in 1952 — 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 $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 5.3

CMA / ARV

• ARV (median comp): $239,486
• List price: $210,000
• Delta: -12.31%
• 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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-16,668
• Equity at exit: $31,312

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $9,521
• Equity at exit: $18,157

Cash invested: $58,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $3,314 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$837
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $263

Break-even live

Break-even rent $2,981

Max offer price $210,000

Occupancy floor 87%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.26mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.52mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	17d	1	0.55mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$3,000	$2.77	1d	1	0.55mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	12d	1	0.89mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	1.16mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	44d	1	1.23mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	3d	3	1.45mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	1.45mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$3,922	$4.56	1d	23	1.46mi

HOA detail condo

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

Listing history 19 events

1. 2026-05-04
   listed $210,000 Active 975-char remark
2. 2014-07-10
   soldstatus $136,000 283-char remark

   Show marketing remark (283 chars)

   A must see Large 1 Bedroom Co-op! This Hartsdale location is perfect for the Metro-North commuter! Minutes to the train (walking), shops, dining out and more!! This unit offers a very comfortable layout, open feel, and a balcony off the master bedroom! Visit once and call this HOME!

3. 2014-07-10
   price $136,000 Sold

   Show marketing remark (283 chars)

   A must see Large 1 Bedroom Co-op! This Hartsdale location is perfect for the Metro-North commuter! Minutes to the train (walking), shops, dining out and more!! This unit offers a very comfortable layout, open feel, and a balcony off the master bedroom! Visit once and call this HOME!

4. 2014-07-10
   soldstatus $136,000 Sold

   Show marketing remark (283 chars)

   A must see Large 1 Bedroom Co-op! This Hartsdale location is perfect for the Metro-North commuter! Minutes to the train (walking), shops, dining out and more!! This unit offers a very comfortable layout, open feel, and a balcony off the master bedroom! Visit once and call this HOME!

5. 2014-05-09
   historical Pending

   Show marketing remark (283 chars)

   A must see Large 1 Bedroom Co-op! This Hartsdale location is perfect for the Metro-North commuter! Minutes to the train (walking), shops, dining out and more!! This unit offers a very comfortable layout, open feel, and a balcony off the master bedroom! Visit once and call this HOME!

6. 2014-05-09
   price $140,000

   Show marketing remark (283 chars)

   A must see Large 1 Bedroom Co-op! This Hartsdale location is perfect for the Metro-North commuter! Minutes to the train (walking), shops, dining out and more!! This unit offers a very comfortable layout, open feel, and a balcony off the master bedroom! Visit once and call this HOME!

7. 2014-04-17
   price $140,000

   Show marketing remark (283 chars)

   A must see Large 1 Bedroom Co-op! This Hartsdale location is perfect for the Metro-North commuter! Minutes to the train (walking), shops, dining out and more!! This unit offers a very comfortable layout, open feel, and a balcony off the master bedroom! Visit once and call this HOME!

8. 2014-03-28
   price $150,000

   Show marketing remark (283 chars)

   A must see Large 1 Bedroom Co-op! This Hartsdale location is perfect for the Metro-North commuter! Minutes to the train (walking), shops, dining out and more!! This unit offers a very comfortable layout, open feel, and a balcony off the master bedroom! Visit once and call this HOME!

9. 2014-03-15
   price $177,500
10. 2014-03-05
    listed $155,000 Active

    Show marketing remark (283 chars)

    A must see Large 1 Bedroom Co-op! This Hartsdale location is perfect for the Metro-North commuter! Minutes to the train (walking), shops, dining out and more!! This unit offers a very comfortable layout, open feel, and a balcony off the master bedroom! Visit once and call this HOME!

11. 2014-03-05
    listed $140,000 283-char remark

    Show marketing remark (283 chars)

    A must see Large 1 Bedroom Co-op! This Hartsdale location is perfect for the Metro-North commuter! Minutes to the train (walking), shops, dining out and more!! This unit offers a very comfortable layout, open feel, and a balcony off the master bedroom! Visit once and call this HOME!

12. 2009-05-06
    historical
13. 2009-05-06
    soldstatus $177,500
14. 2009-02-27
    price $185,000
15. 2009-01-09
    listed $185,000
16. 2001-03-08
    soldstatus $79,000
17. 2000-12-04
    historical
18. 2000-12-04
    price $79,900
19. 2000-11-13
    listed $79,000

ⓘ 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 9/10 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: $39,764
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,847
• − Repairs & maintenance: −$3,181
• − Management: −$3,181
• − HOA: −$10,044
• − Depreciation: −$6,109
• Taxable income: $488
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $3,040/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

+165.8% since first listed

20 events — show timeline

• 2026-05-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2014-07-10 Sold (MLS) $136,000 HGMLS
• 2014-07-10 Price Changed $136,000 HGMLS
• 2014-07-10 Sold (MLS) $136,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-09 Contingent — HGMLS
• 2014-05-09 Price Changed $140,000 HGMLS
• 2014-04-17 Price Changed $140,000 HGMLS
• 2014-03-28 Price Changed $150,000 HGMLS
• 2014-03-15 Price Changed $177,500 HGMLS
• 2014-03-05 Listed $155,000 HGMLS
• 2014-03-05 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2009-05-06 Sold (MLS) $177,500 HGMLS
• 2009-05-06 Delisted — HGMLS
• 2009-02-27 Price Changed $185,000 HGMLS
• 2009-01-09 Listed $185,000 HGMLS
• 2001-03-08 Sold (MLS) $79,000 HGMLS
• 2000-12-04 Delisted — HGMLS
• 2000-12-04 Price Changed $79,900 HGMLS
• 2000-11-13 Listed $79,000 HGMLS