310 Manville Rd Unit S4 · Pleasantville, NY 10570

$199,000

1 bd · 1.0 ba · 750 sqft · Condo · 65 Days on market

Built 1944 $265/sqft · 32% below area Est $294k · 32% under ↓ 9% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMMONS OF PLEASANTVILLE. This beautifully updated one-bedroom Co-op in the charming Village of Pleasantville NY, offers the perfect blend of style and convenience . The unit features a brand new kitchen with sleek stainless steel appliances, a newly renovated bath, rich wood floors, and impressive high ceilings that create a bright and airy feel. Ideally located just moments from the metro-north train, commuting to NYC is a breeze, while the vibrant downtown-filled with shops, restaurants, cafes, farmers market, parks and The Jacob Burns Film Center. This unit is a wonderful opportunity for comfortable, low maintenance living in a highly desirable community.

Key facts

• Wood floors
• Renovated bath
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• RENOVATED BATH
• WOOD FLOORS
• HIGH CEILINGS
• MOMENTS FROM METRO-NORTH TRAIN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 2.1% in Pleasantville — 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 77/100 on livability (#194 in NY, #2,992 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, cost of living F.
• Pleasantville Union Free School District (suburban): math 71% / reading 83% proficiency, ranked #46 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 44 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $160k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wind risk, 26% 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1944 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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.
9. 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.
10. 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: 2.11% ✓
• Cap rate: 18.02%
• Cash-on-cash: 41.87%
• DSCR: 2.86
• GRM: 3.9

CMA / ARV

• ARV (median comp): $294,120
• List price: $199,000
• Delta: -32.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.9%
• Equity multiple: 2.57×
• Total profit: $87,442
• Equity at exit: $29,672

10-year hold

• IRR: 43.5%
• Equity multiple: 5.14×
• Total profit: $230,551
• Equity at exit: $17,206

Cash invested: $55,720 (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 10570

• Active inventory: 44
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $4,202 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $1,878

Break-even live

Break-even rent $1,825

Max offer price $199,000

Occupancy floor 50%

Sensitivity live

Price	-10% $2,015	-5% $1,946	+0% $1,878	+5% $1,809	+10% $1,740
Rent	-10% $1,546	-5% $1,712	+0% $1,878	+5% $2,044	+10% $2,210
Rate	-1.0pp $1,978	-0.5pp $1,928	base $1,878	+0.5pp $1,826	+1.0pp $1,774

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Manville Rd Unit 102 Pleasantville, NY	2.0	2.0	900	$5,100	$5.67	0d	1	0.05mi
325 Manville Rd Unit 201 Pleasantville, NY	2.0	2.0	910	$5,200	$5.71	0d	1	0.05mi
325 Manville Rd Unit 203 Pleasantville, NY	2.0	2.0	820	$4,900	$5.98	0d	1	0.05mi
39 Washington Ave Unit 205 Pleasantville, NY	2.0	2.0	948	$4,500	$4.75	44d	1	0.13mi
39 Washington Ave Unit 209 Pleasantville, NY	2.0	2.0	948	$4,600	$4.85	44d	1	0.13mi
441 Manville Rd Unit 4 Pleasantville, NY	2.0	1.0	650	$3,550	$5.46	0d	1	0.32mi
8 Parkway Ter Unit 2 Pleasantville, NY	2.0	1.0	800	$2,800	$3.50	44d	1	0.49mi
590 Bedford Rd Unit 3A Pleasantville, NY	2.0	1.0	900	$3,500	$3.89	0d	1	0.59mi
43 Garrigan Ave Pleasantville, NY	1.0	1.0	860	$2,600	$3.02	20d	1	0.65mi
60 Kensico Rd #22 Thornwood, NY	1.0	1.0	738	$2,450	$3.32	25d	1	1.02mi
665 Commerce St Thornwood, NY	2.0	1.0	1120	$2,700	$2.41	23d	1	1.33mi
170 Birchwood Close Chappaqua, NY	1.0	1.0	837	$3,300	$3.94	16d	1	1.48mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-21
   days on market $199,000 Active 65 DOM
2. 2026-06-18
   days on market $199,000 Active 62 DOM
3. 2026-06-17
   days on market $199,000 Active 61 DOM
4. 2026-06-16
   days on market $199,000 Active 60 DOM
5. 2026-06-15
   days on market $199,000 Active 59 DOM
6. 2026-06-13
   days on market $199,000 Active 57 DOM
7. 2026-06-09
   days on market $199,000 Active 53 DOM
8. 2026-06-08
   days on market $199,000 Active 52 DOM
9. 2026-06-07
   days on market $199,000 Active 51 DOM
10. 2026-06-04
    days on market $199,000 Active 48 DOM
11. 2026-06-03
    days on market $199,000 Active 47 DOM
12. 2026-06-02
    days on market $199,000 Active 46 DOM
13. 2026-06-01
    days on market $199,000 Active 45 DOM
14. 2026-05-31
    days on market $199,000 Active 44 DOM
15. 2026-04-17
    listed $209,000 Active 668-char remark

    Show marketing remark (668 chars)

    COMMONS OF PLEASANTVILLE. This beautifully updated one-bedroom Co-op in the charming Village of Pleasantville NY, offers the perfect blend of style and convenience . The unit features a brand new kitchen with sleek stainless steel appliances, a newly renovated bath, rich wood floors, and impressive high ceilings that create a bright and airy feel. Ideally located just moments from the metro-north train, commuting to NYC is a breeze, while the vibrant downtown-filled with shops, restaurants, cafes, farmers market, parks and The Jacob Burns Film Center. This unit is a wonderful opportunity for comfortable, low maintenance living in a highly desirable community.

16. 2019-01-30
    soldstatus $160,000 Sold 410-char remark

    Show marketing remark (410 chars)

    Totally renovated in 2008 one level apartment with beautiful sunny southern garden views. New kitchen with granite counter tops, new bathroom, floors refinished, new doors, new light fixtures. Private patio and access to rear parking lot. Great location! Two block walking distance to train station and bustling village center. Parking space 34 plus plenty of free overnight parking in public lot next door.

17. 2018-10-19
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Totally renovated in 2008 one level apartment with beautiful sunny southern garden views. New kitchen with granite counter tops, new bathroom, floors refinished, new doors, new light fixtures. Private patio and access to rear parking lot. Great location! Two block walking distance to train station and bustling village center. Parking space 34 plus plenty of free overnight parking in public lot next door.

18. 2018-04-23
    price $169,000 410-char remark

    Show marketing remark (410 chars)

    Totally renovated in 2008 one level apartment with beautiful sunny southern garden views. New kitchen with granite counter tops, new bathroom, floors refinished, new doors, new light fixtures. Private patio and access to rear parking lot. Great location! Two block walking distance to train station and bustling village center. Parking space 34 plus plenty of free overnight parking in public lot next door.

19. 2018-04-03
    price $179,000 410-char remark

    Show marketing remark (410 chars)

    Totally renovated in 2008 one level apartment with beautiful sunny southern garden views. New kitchen with granite counter tops, new bathroom, floors refinished, new doors, new light fixtures. Private patio and access to rear parking lot. Great location! Two block walking distance to train station and bustling village center. Parking space 34 plus plenty of free overnight parking in public lot next door.

20. 2018-03-16
    listed $199,000 Active 410-char remark

    Show marketing remark (410 chars)

    Totally renovated in 2008 one level apartment with beautiful sunny southern garden views. New kitchen with granite counter tops, new bathroom, floors refinished, new doors, new light fixtures. Private patio and access to rear parking lot. Great location! Two block walking distance to train station and bustling village center. Parking space 34 plus plenty of free overnight parking in public lot next door.

21. 2014-03-15
    price $222,500
22. 2008-10-02
    soldstatus $222,500
23. 2008-10-02
    historical
24. 2008-08-15
    price $229,500
25. 2008-07-22
    listed $229,500

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $50,420
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$1,792
• − Repairs & maintenance: −$4,034
• − Management: −$4,034
• − Depreciation: −$5,789
• Taxable income: $20,639
• Est. tax owed @ 24.0%: −$4,953
• After-tax cash flow: $17,578/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: Pleasantville Union Free School District
• NCES district ID: 3623310
• Math proficiency: 71% ▼ -6.00%
• Reading proficiency: 83% ▲ 7.00%
• Median HH income: $115,887
• Composite: 71.43/100
• National rank: #227
• State rank: #46 of 590 in NY

Livability — Pleasantville

• Score: 77/100
• State rank: #194
• US rank: #2992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, NY
• County: Westchester County · 709,332 people
• City population: 13,289
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 13,289
• Household income: $183,833
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 281.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 4%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 2% Chinese 1%

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: ▼ -695.32%
• Current HPI: 277.2529
• 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

-8.9% since first listed

11 events — show timeline

• 2026-04-17 Listed $209,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-30 Sold (MLS) $160,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-04-23 Price Changed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-03 Price Changed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-16 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $222,500 HGMLS
• 2008-10-02 Delisted — HGMLS
• 2008-10-02 Sold (MLS) $222,500 HGMLS
• 2008-08-15 Price Changed $229,500 HGMLS
• 2008-07-22 Listed $229,500 HGMLS