211 Warren Ave · Hawthorne, NY 10532

$799,900

4 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 15 Days on market

Built 1969 7,405 sqft lot Est $756k · 6% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.0/10.0
• ARV discount +4.9/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Desirable 4 bedroom Colonial situated on a flat corner lot in a lovely neighborhood in Hawthorne, Westchester County. Upon entering you are welcomed by an entry hall leading to a bright living room and formal dining room with a ceiling fan. The large eat-in-kitchen features a pantry with convenient slide-out drawers, a ceiling fan and a door leading to the welcoming yard. Off the kitchen is an additional room ideal for a den, office or playroom. This sun-filled home offers abundant natural light through its many windows. The second floor features a primary bedroom, hall bath, plus 3 additional bedrooms. Each window offers views of beautiful mature trees. . Hardwood floors through out. The f

Key facts

• Large eat-in-kitchen
• Entry hall
• Flat corner lot

Tags

• FLAT CORNER LOT
• ENTRY HALL
• LARGE EAT-IN-KITCHEN
• PANTRY WITH SLIDE-OUT DRAWERS
• ABUNDANT NATURAL LIGHT
• FENCED IN YARD

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public sewer; Sewer available; Public trash collection
• Home design: Single family residence; Two stories; Living area based on plans; Property in actual condition
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Dishwasher; Electric cooktop; Oven; Microwave
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating (natural gas); Wall/window air conditioning units
• Interior features: First-floor bedroom; Ceiling fans; Eat-in kitchen; Formal dining; Primary bathroom; Unfinished basement; Attic (see remarks); Two levels; Total of 8 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $800k.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $800k).
• Recommended offer: $788k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#399 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• Mount Pleasant Central School District (suburban): math 62% / reading 65% proficiency, ranked #146 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Hawthorne Elementary School (460 students, 10% FRL); Westlake Middle School (math 55% / reading 61%, grade B, #184 of 729 statewide, top 25%, 429 students, 14% FRL); Westlake High School (math 72% / reading 95%, grade A, #409 of 1,100 statewide, top 39%, 547 students, 19% FRL).
• Market conditions: 17 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $24k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $224k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($788k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $787,901 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.03%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $755,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Sherman Ave	0.09mi	4/2.0	1,500 (-2%)	13mo	$665,000	$443	79
157 Warren Ave	0.20mi	3/2.5 (-1)	1,498 (-2%)	7mo	$737,500	$492	71
314 Willis Ave	0.33mi	3/1.5 (-1)	1,518 (-0%)	20mo	$771,000	$508	60
233 Brady Ave	0.38mi	3/1.5 (-1)	1,650 (+8%)	6mo	$630,000	$382	56
434 Sherman Ave	0.60mi	3/1.5 (-1)	1,500 (-2%)	11mo	$855,000	$570	53
158 Marietta Ave	0.25mi	3/2.0 (-1)	1,349 (-12%)	10mo	$765,000	$567	52
350 Commerce St	0.52mi	3/1.5 (-1)	1,673 (+10%)	3mo	$830,000	$496	50
54 Liberty St	0.65mi	3/2.5 (-1)	1,504 (-1%)	12mo	$725,000	$482	46
235 Myrtle Ave	0.30mi	3/1.5 (-1)	1,315 (-14%)	14mo	$710,121	$540	44
410 Sherman Ave	0.60mi	3/1.5 (-1)	1,300 (-15%)	11mo	$800,000	$615	31
280 Brighton Ave	0.74mi	3/1.0 (-1)	1,680 (+10%)	17mo	$650,000	$387	29
51 Cleveland Pl	0.71mi	3/2.5 (-1)	1,608 (+6%)	21mo	$755,000	$470	29

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: 19.8%
• Equity multiple: 1.80×
• Total profit: $179,993
• Equity at exit: $119,268

10-year hold

• IRR: 28.0%
• Equity multiple: 3.48×
• Total profit: $555,752
• Equity at exit: $69,161

Cash invested: $223,972 (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 10532

• Home prices YoY: -25.9%
• Active inventory: 17
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $12,999 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$882 /mo · $10,583/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,730
• Net cashflow: $4,859

Break-even live

Break-even rent $6,848

Max offer price $799,900

Occupancy floor 58%

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Foxwood Ln Thornwood, NY	4.0	3.5	2026	$12,999	$6.42	43d	1	1.38mi

Listing history 10 events

1. 2026-06-18
   days on market $799,900 Active 15 DOM
2. 2026-06-17
   days on market $799,900 Active 14 DOM
3. 2026-06-16
   days on market $799,900 Active 13 DOM
4. 2026-06-15
   days on market $799,900 Active 12 DOM
5. 2026-06-13
   days on market $799,900 Active 10 DOM
6. 2026-06-09
   days on market $799,900 Active 6 DOM
7. 2026-06-08
   days on market $799,900 Active 5 DOM
8. 2026-06-07
   days on market $799,900 Active 4 DOM
9. 2026-06-03
   remarks 699-char remark
10. 2026-06-03
    listed $799,900 Active 1 DOM

ⓘ 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: $10,583 · $882/mo
• Projected year-2 tax: $12,051 · $1,004/mo
• Expected delta: +$1,468/yr (+$122/mo · 13.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $155,988
• − Mortgage interest: −$44,807
• − Property taxes: −$10,583
• − Insurance: −$4,000
• − Repairs & maintenance: −$12,479
• − Management: −$12,479
• − Depreciation: −$23,270
• Taxable income: $48,371
• Est. tax owed @ 24.0%: −$11,609
• After-tax cash flow: $46,702/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: Mount Pleasant Central School District
• NCES district ID: 3620160
• Math proficiency: 62% ▼ -16.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $109,054
• Composite: 59.62/100
• National rank: #911
• State rank: #146 of 590 in NY

Livability — Hawthorne

• Score: 71/100
• State rank: #399
• US rank: #6922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawthorne, NY
• City population: 5,253
• Population (ZIP): 5,253

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Asian 4% Two or more races 4%
• Hispanic origin (detail): Cuban 2% Dominican 4%
• Common ancestry: Romanian 5% Italian 4% Scotch-Irish 3%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 79% English-only · Other Indo-European 9% Spanish 6% Russian/Polish/Slavic 3%

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: ▼ -98.61%
• Current HPI: 281.5765
• 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

1 event — show timeline

• 2026-06-03 Listed $799,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

-4.2%/yr

Latest (2025): $10,583 · -14.5% YoY. Source: county tax records.