100 E Hartsdale Ave Unit 6HW · Greenville, NY 10530

$230,000

1 bd · 1.0 ba · 950 sqft · Condo · 217 Days on market

Built 1968

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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 +17.0/30.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 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

GREAT Opportunity to LIVE in a Great Safe Neighborhood!! Short!! Short Walk to Village and Metro North!! REDUCED!!!Come visit Hartsdale, great area to live, has a quaint village with all shops, and restaurants, unit is on a higher floor, building has 2 elevators, and building is 2 sided one is the East Wing one is the West Wing, unit comes with one outdoor assigned parking spot # 239, large coin operated laundry rooms!! unit is a Jr4, has a terrace, galley kitchen, ding room, extra room office /nursery, living room, hall bath, bedroom, MM is low building has good financials, Why rent when you can buy at Historic!! low rates.!!! GREAT opportunity to live in a Financially stable building short walk to Village and shops, and Metro North!! Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Private balcony
• Assigned parking
• Parking

Tags

• PRIVATE BALCONY
• ASSIGNED PARKING
• ON-SITE LAUNDRY FACILITIES
• WALKABLE TO TRAIN STATION
• CLOSE TO WEBB FIELD PARK
• HANDICAP ACCESSIBLE COMPLEX

Property features AI

Finance

• HOA & community: Association: WestEx Associates; Association amenities include elevator(s), live-in superintendent, grounds maintenance, and parking; Monthly association fee covers heat, hot water, snow removal, and trash

Exterior

• Parking: Assigned parking (1 space); Monthly parking fee
• Utilities: Electric service by Con Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; One-level (single story); Unit located on 6th floor or higher
• Construction: Block and brick construction
• Exterior features: Balcony

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Walk-through kitchen layout
• Bedrooms: Bedroom on the first floor
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Chandelier; Elevator access; Entrance foyer; Open floor plan; Storage; Walk-through kitchen; Dining area
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 $2k of loan paydown is wiped out by about $7k 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 217 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $188k; 23% 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 26% 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 $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.43% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 5.8

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-30,985
• Equity at exit: $34,294

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-17,184
• Equity at exit: $19,886

Cash invested: $64,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $3,287 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 3 same-building comps: −$852
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $89

Break-even live

Break-even rent $3,175

Max offer price $230,000

Occupancy floor 92%

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: $57,500
• Closing costs: $6,900
• 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	22d	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: $0 · $0/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-04-25
   status Pending
2. 2026-03-17
   price $230,000
3. 2026-03-17
   status Active
4. 2026-03-16
   historical
5. 2025-10-25
   price $235,000
6. 2025-09-16
   listed $249,900 Active
7. 2021-07-15
   soldstatus $187,500 Closed 800-char remark

   Show marketing remark (800 chars)

   GREAT Opportunity to LIVE in a Great Safe Neighborhood!! Short!! Short Walk to Village and Metro North!! REDUCED!!!Come visit Hartsdale, great area to live, has a quaint village with all shops, and restaurants, unit is on a higher floor, building has 2 elevators, and building is 2 sided one is the East Wing one is the West Wing, unit comes with one outdoor assigned parking spot # 239, large coin operated laundry rooms!! unit is a Jr4, has a terrace, galley kitchen, ding room, extra room office /nursery, living room, hall bath, bedroom, MM is low building has good financials, Why rent when you can buy at Historic!! low rates.!!! GREAT opportunity to live in a Financially stable building short walk to Village and shops, and Metro North!! Additional Information: HeatingFuel:Oil Above Ground,

8. 2021-05-13
   status Pending 800-char remark

   Show marketing remark (800 chars)

   GREAT Opportunity to LIVE in a Great Safe Neighborhood!! Short!! Short Walk to Village and Metro North!! REDUCED!!!Come visit Hartsdale, great area to live, has a quaint village with all shops, and restaurants, unit is on a higher floor, building has 2 elevators, and building is 2 sided one is the East Wing one is the West Wing, unit comes with one outdoor assigned parking spot # 239, large coin operated laundry rooms!! unit is a Jr4, has a terrace, galley kitchen, ding room, extra room office /nursery, living room, hall bath, bedroom, MM is low building has good financials, Why rent when you can buy at Historic!! low rates.!!! GREAT opportunity to live in a Financially stable building short walk to Village and shops, and Metro North!! Additional Information: HeatingFuel:Oil Above Ground,

9. 2021-04-19
   price $199,000 800-char remark

   Show marketing remark (800 chars)

   GREAT Opportunity to LIVE in a Great Safe Neighborhood!! Short!! Short Walk to Village and Metro North!! REDUCED!!!Come visit Hartsdale, great area to live, has a quaint village with all shops, and restaurants, unit is on a higher floor, building has 2 elevators, and building is 2 sided one is the East Wing one is the West Wing, unit comes with one outdoor assigned parking spot # 239, large coin operated laundry rooms!! unit is a Jr4, has a terrace, galley kitchen, ding room, extra room office /nursery, living room, hall bath, bedroom, MM is low building has good financials, Why rent when you can buy at Historic!! low rates.!!! GREAT opportunity to live in a Financially stable building short walk to Village and shops, and Metro North!! Additional Information: HeatingFuel:Oil Above Ground,

10. 2021-03-26
    price $220,000 800-char remark

    Show marketing remark (800 chars)

    GREAT Opportunity to LIVE in a Great Safe Neighborhood!! Short!! Short Walk to Village and Metro North!! REDUCED!!!Come visit Hartsdale, great area to live, has a quaint village with all shops, and restaurants, unit is on a higher floor, building has 2 elevators, and building is 2 sided one is the East Wing one is the West Wing, unit comes with one outdoor assigned parking spot # 239, large coin operated laundry rooms!! unit is a Jr4, has a terrace, galley kitchen, ding room, extra room office /nursery, living room, hall bath, bedroom, MM is low building has good financials, Why rent when you can buy at Historic!! low rates.!!! GREAT opportunity to live in a Financially stable building short walk to Village and shops, and Metro North!! Additional Information: HeatingFuel:Oil Above Ground,

11. 2021-03-01
    listed $225,000 Active 800-char remark

    Show marketing remark (800 chars)

    GREAT Opportunity to LIVE in a Great Safe Neighborhood!! Short!! Short Walk to Village and Metro North!! REDUCED!!!Come visit Hartsdale, great area to live, has a quaint village with all shops, and restaurants, unit is on a higher floor, building has 2 elevators, and building is 2 sided one is the East Wing one is the West Wing, unit comes with one outdoor assigned parking spot # 239, large coin operated laundry rooms!! unit is a Jr4, has a terrace, galley kitchen, ding room, extra room office /nursery, living room, hall bath, bedroom, MM is low building has good financials, Why rent when you can buy at Historic!! low rates.!!! GREAT opportunity to live in a Financially stable building short walk to Village and shops, and Metro North!! Additional Information: HeatingFuel:Oil Above Ground,

12. 2019-03-28
    historical
13. 2019-03-26
    listed $250,000 Active
14. 2017-04-07
    historical
15. 2017-03-13
    listed $205,000 Active

ⓘ 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: $39,448
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,948
• − Repairs & maintenance: −$3,156
• − Management: −$3,156
• − HOA: −$10,224
• − Depreciation: −$6,691
• Taxable loss: −$2,060
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $1,563/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

+12.2% since first listed

15 events — show timeline

• 2026-04-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-25 Price Changed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-16 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2021-07-15 Sold (MLS) $187,500 OneKey® MLS as Distributed by MLS Grid
• 2021-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-19 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-26 Price Changed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-01 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-03-26 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2017-04-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-03-13 Listed $205,000 OneKey® MLS as Distributed by MLS Grid