80 E Hartsdale Ave #712 · Greenville, NY 10530

$170,000

1 bd · 1.0 ba · 600 sqft · Condo · 20 Days on market

Built 1968 Poor condition

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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
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Commuter's dream! Top floor 1 bedroom with low maintenance and parking! 600 sq feet w/ entry foyer, living room, kitchen with pass through counter, bedroom and spruced up bathroom with new vanity. The unit boasts refinished hardwood floors throughout, new A/C units, a dressing area between the bedroom and bathroom and is freshly painted. The building has laundry on every floor, is cat friendly, verizon/fios compatible, offers assigned parking, and is walk to train (metro north 30 minutes to NYC), bus and shopping. Maintenance mentioned does not reflect STAR. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Detached,

Key facts

• Garage
• Built 1968
• Listed 20 days

Property features AI

Finance

• HOA & community: Association: Garthchester; Additional monthly fee of $15 for capital improvements (ongoing)

Exterior

• Parking: Assigned parking; Includes garage
• Utilities: Public sewer; No additional utilities listed
• Home design: Stock cooperative
• Construction: Construction materials: Unknown
• Exterior features: Not waterfront; No additional parcels

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator
• Bedrooms: 2 total rooms (one or more used as bedroom space)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (oil-fired); Wall/window air conditioning units
• Interior features: Galley kitchen layout; Cats allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 34.4% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $110k; list at $170k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $167,450 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 3.84% ✓
• Cap rate: 34.39%
• Cash-on-cash: 100.33%
• DSCR: 5.46
• GRM: 2.2

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: 99.7%
• Equity multiple: 5.66×
• Total profit: $221,835
• Equity at exit: $25,348

10-year hold

• IRR: —
• Equity multiple: 11.81×
• Total profit: $514,677
• Equity at exit: $14,698

Cash invested: $47,600 (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: 2.2×

Monthly cashflow live

• Estimated rent: $6,525 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,370
• Net cashflow: $3,913

Break-even live

Break-even rent $1,571

Max offer price $170,000

Occupancy floor 35%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	18d	1	1.49mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	2d	3	1.49mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$3,922	$4.56	1d	23	1.50mi

HOA detail condo

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

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2026-03-24
   listed $170,000 Active
3. 2026-03-18
   historical $170,000
4. 2021-03-10
   soldstatus $110,000 Closed 649-char remark

   Show marketing remark (649 chars)

   Commuter's dream! Top floor 1 bedroom with low maintenance and parking! 600 sq feet w/ entry foyer, living room, kitchen with pass through counter, bedroom and spruced up bathroom with new vanity. The unit boasts refinished hardwood floors throughout, new A/C units, a dressing area between the bedroom and bathroom and is freshly painted. The building has laundry on every floor, is cat friendly, verizon/fios compatible, offers assigned parking, and is walk to train (metro north 30 minutes to NYC), bus and shopping. Maintenance mentioned does not reflect STAR. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Detached,

5. 2020-11-05
   status Pending 649-char remark

   Show marketing remark (649 chars)

   Commuter's dream! Top floor 1 bedroom with low maintenance and parking! 600 sq feet w/ entry foyer, living room, kitchen with pass through counter, bedroom and spruced up bathroom with new vanity. The unit boasts refinished hardwood floors throughout, new A/C units, a dressing area between the bedroom and bathroom and is freshly painted. The building has laundry on every floor, is cat friendly, verizon/fios compatible, offers assigned parking, and is walk to train (metro north 30 minutes to NYC), bus and shopping. Maintenance mentioned does not reflect STAR. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Detached,

6. 2020-11-05
   price $115,000 649-char remark

   Show marketing remark (649 chars)

   Commuter's dream! Top floor 1 bedroom with low maintenance and parking! 600 sq feet w/ entry foyer, living room, kitchen with pass through counter, bedroom and spruced up bathroom with new vanity. The unit boasts refinished hardwood floors throughout, new A/C units, a dressing area between the bedroom and bathroom and is freshly painted. The building has laundry on every floor, is cat friendly, verizon/fios compatible, offers assigned parking, and is walk to train (metro north 30 minutes to NYC), bus and shopping. Maintenance mentioned does not reflect STAR. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Detached,

7. 2020-10-05
   listed $99,900 Active 649-char remark

   Show marketing remark (649 chars)

   Commuter's dream! Top floor 1 bedroom with low maintenance and parking! 600 sq feet w/ entry foyer, living room, kitchen with pass through counter, bedroom and spruced up bathroom with new vanity. The unit boasts refinished hardwood floors throughout, new A/C units, a dressing area between the bedroom and bathroom and is freshly painted. The building has laundry on every floor, is cat friendly, verizon/fios compatible, offers assigned parking, and is walk to train (metro north 30 minutes to NYC), bus and shopping. Maintenance mentioned does not reflect STAR. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Detached,

ⓘ 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 (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: $78,298
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$1,648
• − Repairs & maintenance: −$6,264
• − Management: −$6,264
• − Depreciation: −$4,945
• Taxable income: $47,105
• Est. tax owed @ 24.0%: −$11,305
• After-tax cash flow: $35,655/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the exterior, interior, and HVAC system to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear on the brick facade
• Major roof — No visible damage, but the photos don't show the roof
• Major interior walls/paint — No visible interior, but the photos don't show the interior
• Major kitchen — No visible kitchen, but the photos don't show the interior
• Major bathrooms — No visible bathrooms, but the photos don't show the interior
• Major HVAC/mechanicals — No visible HVAC/mechanicals, but the photos don't show the interior
• Major windows — No visible windows, but the photos don't show the interior
• Major foundation/structure — No visible foundation/structure, but the photos don't show the exterior

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and structural integrity
• Both interior painting and kitchen renovation — Enhances living space and adds value
• Both HVAC system replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear on the brick facade	Major	$15,000–50,000
roof · No visible damage, but the photos don't show the roof	Major	$15,000–50,000
interior walls/paint · No visible interior, but the photos don't show the interior	Major	$15,000–50,000
kitchen · No visible kitchen, but the photos don't show the interior	Major	$15,000–50,000
bathrooms · No visible bathrooms, but the photos don't show the interior	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals, but the photos don't show the interior	Major	$15,000–50,000
windows · No visible windows, but the photos don't show the interior	Major	$15,000–50,000
foundation/structure · No visible foundation/structure, but the photos don't show the exterior	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and structural integrity ↑
• Both interior painting and kitchen renovation — Enhances living space and adds value ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+70.2% since first listed

7 events — show timeline

• 2026-04-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Coming Soon $170,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-10 Sold (MLS) $110,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-11-05 Price Changed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-05 Listed $99,900 OneKey® MLS as Distributed by MLS Grid