3 Campus Pl Unit MR · Hartsdale, NY 10583

$280,000

1 bd · 1.0 ba · 820 sqft · Condo · 50 Days on market

Built 1939 Good condition $341/sqft · 17% above area Est $239k · 17% 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +8.6/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome for first time on the market. Great opportunity to own this incredible to own 3 Campus Place unit MR, the beauty of the unit is on the first floor, no steps, all in 1 level, and the laundry is on same floor as unit MR, Co-op in with tons of potential on Prime Central location in Scarsdale NY , You have everything around you . close to all major highways ( 287 /Bronx River Parkway / Hutchinson River Parkway) , Schools , Transportations , (Train /Bus) , Shopping , 35 minutes to NYC . Don't miss this Rera opportunity to own 1 bedroom 1 bath Co-op. Parking waiting list, Coop comes with a storage unit, Monthly Maintenance $937

Key facts

• First floor
• Storage unit
• Built 1939

Tags

• FIRST FLOOR
• PRIME CENTRAL LOCATION
• CLOSE TO ALL MAJOR HIGHWAYS
• STORAGE UNIT

Property features AI

Finance

• Other: Living area recorded by appraiser
• HOA & community: Community landscaping and maintained grounds; Live-in superintendent; On-site maintenance; Playground; Association provides parking; Association fees include common area and exterior maintenance, heat, hot water, sewer, snow removal, trash and water

Exterior

• Parking: Parking lot (waitlist)
• Utilities: Electric service by Con-Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; One entry level; Two stories total
• Construction: Brick construction; Basement present (storage space, walk-out access)
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Microwave; Oven; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Radiant heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Entrance foyer; Formal dining room; Storage space; Walk-out basement access; Total of 5 rooms; Two-story building with entry on level 1; Pets allowed (dogs with size limits)
• Laundry & utility: Laundry located in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.8% in Hartsdale — 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 81/100 on livability (#94 in NY, #1,430 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Edgemont Union Free School District (suburban): math 85% / reading 91% proficiency, ranked #2 of 590 in NY (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Greenville School (math 84% / reading 93%, grade A+, #62 of 2,108 statewide, top 3%, 551 students, 0% FRL); Edgemont Junior-Senior High School (math 85% / reading 86%, grade A, #366 of 1,100 statewide, top 33%, 949 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 293 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 $78k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $271,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $239,122
• List price: $280,000
• Delta: 17.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.32×
• Total profit: $24,713
• Equity at exit: $41,749

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $111,926
• Equity at exit: $24,209

Cash invested: $78,400 (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 10583

• Active inventory: 293
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,841 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $1,099

Break-even live

Break-even rent $2,449

Max offer price $280,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,293	-5% $1,196	+0% $1,099	+5% $1,003	+10% $906
Rent	-10% $796	-5% $948	+0% $1,099	+5% $1,251	+10% $1,403
Rate	-1.0pp $1,240	-0.5pp $1,171	base $1,099	+0.5pp $1,027	+1.0pp $953

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$3,000	$2.77	0d	1	0.78mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	18d	1	0.79mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.81mi
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	44d	1	1.00mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	8d	1	1.05mi
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	23d	1	1.18mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	25d	1	1.22mi
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	25d	1	1.22mi
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	18d	1	1.22mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $280,000 Active 50 DOM
2. 2026-06-18
   days on market $280,000 Active 47 DOM
3. 2026-06-17
   days on market $280,000 Active 46 DOM
4. 2026-06-16
   days on market $280,000 Active 45 DOM
5. 2026-06-15
   days on market $280,000 Active 44 DOM
6. 2026-06-13
   days on market $280,000 Active 42 DOM
7. 2026-06-13
   days on market $280,000 Active 41 DOM
8. 2026-06-09
   days on market $280,000 Active 38 DOM
9. 2026-06-08
   days on market $280,000 Active 37 DOM
10. 2026-06-07
    days on market $280,000 Active 36 DOM
11. 2026-06-04
    days on market $280,000 Active 33 DOM
12. 2026-06-03
    days on market $280,000 Active 32 DOM
13. 2026-06-02
    days on market $280,000 Active 31 DOM
14. 2026-06-01
    days on market $280,000 Active 30 DOM
15. 2026-05-31
    days on market $280,000 Active 29 DOM
16. 2026-04-21
    listed $280,000 Active 630-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°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: $46,094
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,688
• − Management: −$3,688
• − Depreciation: −$8,145
• Taxable income: $9,289
• Est. tax owed @ 24.0%: −$2,229
• After-tax cash flow: $10,965/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 · 12 photos

Good 75/100 Cosmetic rehab

This 1-bedroom 1-bath Co-op townhouse is in good condition with a good curb appeal. It's a great opportunity for a first-time buyer or investor looking for a move-in ready property.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Deep clean carpets — Improves living experience and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Deep clean carpets — Improves living experience and value ↑

ⓘ 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: Edgemont Union Free School District
• NCES district ID: 3610200
• Math proficiency: 85% ▼ -2.00%
• Reading proficiency: 91% ▲ 9.00%
• Median HH income: $177,199
• Composite: 86.43/100
• National rank: #4
• State rank: #2 of 590 in NY

Livability — Hartsdale

• Score: 81/100
• State rank: #94
• US rank: #1430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartsdale, NY
• County: Westchester County · 709,332 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,207
• Household income: $250,001
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 560.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 8% Chinese 6% Spanish 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: ▼ -851.83%
• Current HPI: 283.4725
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

• 2026-04-21 Listed $280,000 OneKey® MLS as Distributed by MLS Grid