100 E Hartsdale Ave Unit 7RE · Greenville, NY 10530

$189,222

1 bd · 1.0 ba · 850 sqft · Condo · 76 Days on market

Built 1968 $762/mo HOA · 24% of rent ↓ 36% since listing

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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 +26.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 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

Luxury Building. 1 bedroom 1 bath top floor unit. New Kitchen. Hardwood floors. 2 air conditioning units. Indoor parking spot. Walk to Metro North, commuter bus and shops, As is.

Key facts

• Bike space
• Common laundry room
• Granite countertops

Tags

• TOP FLOOR UNIT
• GRANITE COUNTERTOPS
• ASSIGNED GARAGE PARKING
• COMMON LAUNDRY ROOM
• OPTIONAL RENTAL STORAGE
• BIKE SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 76 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• 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 $177,868 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.71% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 4.9

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-3,358
• Equity at exit: $28,214

10-year hold

• IRR: 8.3%
• Equity multiple: 1.64×
• Total profit: $33,782
• Equity at exit: $16,360

Cash invested: $52,982 (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: 4.9×

Monthly cashflow live

• Estimated rent: $3,236 high
• Mortgage (P&I): −$992
• Tax est. 1.5%: −$237 /mo · $2,838/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$762
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $420

Break-even live

Break-even rent $2,704

Max offer price $189,222

Occupancy floor 82%

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: $47,306
• Closing costs: $5,677
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	21d	1	0.13mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	43d	1	0.44mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	17d	1	0.46mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$3,000	$2.77	1d	1	0.46mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	11d	1	1.02mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	43d	1	1.29mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	43d	1	1.33mi

HOA detail condo

• Monthly dues: $762 · $9,144/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-04-01
   status Pending
2. 2026-02-24
   price $189,222
3. 2026-01-15
   listed $209,222 Active
4. 2025-10-23
   status Active
5. 2025-10-23
   price $219,222
6. 2014-03-15
   price $145,000 179-char remark

   Show marketing remark (179 chars)

   Luxury Building. 1 bedroom 1 bath top floor unit. New Kitchen. Hardwood floors. 2 air conditioning units. Indoor parking spot. Walk to Metro North, commuter bus and shops, As is.

7. 2011-01-05
   soldstatus $145,000 Sold 179-char remark

   Show marketing remark (179 chars)

   Luxury Building. 1 bedroom 1 bath top floor unit. New Kitchen. Hardwood floors. 2 air conditioning units. Indoor parking spot. Walk to Metro North, commuter bus and shops, As is.

8. 2010-12-28
   historical 179-char remark

   Show marketing remark (179 chars)

   Luxury Building. 1 bedroom 1 bath top floor unit. New Kitchen. Hardwood floors. 2 air conditioning units. Indoor parking spot. Walk to Metro North, commuter bus and shops, As is.

9. 2010-11-24
   historical Pending 179-char remark

   Show marketing remark (179 chars)

   Luxury Building. 1 bedroom 1 bath top floor unit. New Kitchen. Hardwood floors. 2 air conditioning units. Indoor parking spot. Walk to Metro North, commuter bus and shops, As is.

10. 2010-11-24
    price $149,900 179-char remark

    Show marketing remark (179 chars)

    Luxury Building. 1 bedroom 1 bath top floor unit. New Kitchen. Hardwood floors. 2 air conditioning units. Indoor parking spot. Walk to Metro North, commuter bus and shops, As is.

11. 2010-11-06
    price $149,900 179-char remark

    Show marketing remark (179 chars)

    Luxury Building. 1 bedroom 1 bath top floor unit. New Kitchen. Hardwood floors. 2 air conditioning units. Indoor parking spot. Walk to Metro North, commuter bus and shops, As is.

12. 2010-08-04
    price $159,000 179-char remark

    Show marketing remark (179 chars)

    Luxury Building. 1 bedroom 1 bath top floor unit. New Kitchen. Hardwood floors. 2 air conditioning units. Indoor parking spot. Walk to Metro North, commuter bus and shops, As is.

13. 2010-06-08
    price $169,000 179-char remark

    Show marketing remark (179 chars)

    Luxury Building. 1 bedroom 1 bath top floor unit. New Kitchen. Hardwood floors. 2 air conditioning units. Indoor parking spot. Walk to Metro North, commuter bus and shops, As is.

14. 2010-05-04
    listed $179,000 Active 179-char remark

    Show marketing remark (179 chars)

    Luxury Building. 1 bedroom 1 bath top floor unit. New Kitchen. Hardwood floors. 2 air conditioning units. Indoor parking spot. Walk to Metro North, commuter bus and shops, As is.

15. 1994-09-10
    historical
16. 1994-03-28
    listed $295,000

ⓘ 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 (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: $38,826
• − Mortgage interest: −$10,599
• − Property taxes: −$2,838
• − Insurance: −$1,744
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − HOA: −$9,144
• − Depreciation: −$5,505
• Taxable income: $2,784
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $4,371/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

-35.9% since first listed

16 events — show timeline

• 2026-04-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $189,222 OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listed $209,222 OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Price Changed $219,222 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $145,000 HGMLS
• 2011-01-05 Sold (MLS) $145,000 HGMLS
• 2010-12-28 Delisted — HGMLS
• 2010-11-24 Contingent — HGMLS
• 2010-11-24 Price Changed $149,900 HGMLS
• 2010-11-06 Price Changed $149,900 HGMLS
• 2010-08-04 Price Changed $159,000 HGMLS
• 2010-06-08 Price Changed $169,000 HGMLS
• 2010-05-04 Listed $179,000 HGMLS
• 1994-09-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 1994-03-28 Listed $295,000 OneKey® MLS as Distributed by MLS Grid