9 Sentry Pl Unit TR · Greenville, NY 10583

$295,000

1 bd · 1.0 ba · 800 sqft · Condo · 12 Days on market

Built 1939

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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 +27.2/30.0
• DSCR +9.5/10.0
• Schools +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Don't Miss this!!Fabulous oversized well landscaped PATIOw/Picket fence gate w/ Entry to unit! Unit FRESHLY PAINTED & with wide Crown Moulding & wainscotting, Nice Hall closets Dining Room area can been used as Den or child's room, Bright lg. Windowed kitchen to reflect all appliances. Bedroom has windowed wall. Includes: ref, dish, stove, micro,2 clg fans,Excl:Hall lite.Garages:$80 mo.on WL ( less long in Sentry Pl),Outdr pkg=free, 2 DOGS or 2 cats or 1 dog- 1 cat ok. max, combined weight 80 lbs. Walk all, XPress bus to NYC or Scars. Train outside cul-de-sac, Lndry Rm on same floor. WALK to all, and also bus lines. Debt to income ratio 28%.Be SURE to LOCK BOTH doors!! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• Flexible floor plan
• Private entrance
• Mature landscaping

Tags

• PRIVATE ENTRANCE
• PRIVATE OUTDOOR PATIO
• MATURE LANDSCAPING
• EXCEPTIONAL NATURAL LIGHT
• FLEXIBLE FLOOR PLAN
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: Off-street parking; Parking lot
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Microwave; Oven; Refrigerator; Stainless steel appliances; Owned water purifier
• Bedrooms: Entry level bedroom(s)
• Bathrooms: One full bathroom
• Heating & cooling: Steam heat; Wall/window air conditioning unit(s)
• Interior features: Crown molding; Entrance foyer; Granite counters; Storage; Walk-through kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Cap rate 9.7% 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.
• 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: 292 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent is only 18% of the median local income ($250k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $83k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y 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 $230k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $295,000

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 6.7

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $6,088
• Equity at exit: $43,985

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $74,847
• Equity at exit: $25,506

Cash invested: $82,600 (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 10583

• Active inventory: 292
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,651 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $845

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,049	-5% $947	+0% $845	+5% $743	+10% $641
Rent	-10% $557	-5% $701	+0% $845	+5% $989	+10% $1,134
Rate	-1.0pp $994	-0.5pp $920	base $845	+0.5pp $769	+1.0pp $691

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	44d	1	0.92mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$3,000	$2.77	0d	1	0.95mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	18d	1	0.96mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	8d	1	0.97mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.98mi
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	17d	1	1.12mi
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	25d	1	1.12mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	25d	1	1.12mi
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	22d	1	1.35mi
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	44d	1	1.47mi

HOA detail condo

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

Listing history 10 events

1. 2026-06-18
   days on market $295,000 Active 12 DOM
2. 2026-06-17
   days on market $295,000 Active 11 DOM
3. 2026-06-16
   days on market $295,000 Active 10 DOM
4. 2026-06-15
   days on market $295,000 Active 9 DOM
5. 2026-06-13
   days on market $295,000 Active 7 DOM
6. 2026-06-13
   days on market $295,000 Active 6 DOM
7. 2026-06-09
   days on market $295,000 Active 3 DOM
8. 2026-06-08
   days on market $295,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $295,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $43,807
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,505
• − Management: −$3,505
• − Depreciation: −$8,582
• Taxable income: $5,791
• Est. tax owed @ 24.0%: −$1,390
• After-tax cash flow: $8,753/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: 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 — 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
• County: Westchester County · 709,332 people
• City population: 10,274
• 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

+271.1% since first listed

16 events — show timeline

• 2026-06-01 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-24 Sold (MLS) $230,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-11-27 Price Changed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2018-11-19 Price Changed $245,900 OneKey® MLS as Distributed by MLS Grid
• 2018-11-01 Listed $254,900 OneKey® MLS as Distributed by MLS Grid
• 2014-08-21 Sold (MLS) $155,000 OneKey® MLS as Distributed by MLS Grid
• 2014-08-21 Sold (MLS) $155,000 HGMLS
• 2014-08-21 Price Changed $155,000 HGMLS
• 2014-06-23 Contingent — HGMLS
• 2014-06-23 Price Changed $165,900 HGMLS
• 2014-04-09 Listed $165,900 HGMLS
• 2014-04-09 Listed $165,900 OneKey® MLS as Distributed by MLS Grid
• 2000-08-01 Sold (MLS) $79,500 HGMLS
• 2000-05-22 Delisted — HGMLS
• 1999-10-25 Listed $79,500 HGMLS