68 E Hartsdale Ave Unit 2L · Greenville, NY 10530

$349,000

2 bd · 1.0 ba · 1,100 sqft · Condo · 19 Days on market

Built 1930

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Why this score? — see what drove the C 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +4.9/10.0
• 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

Welcome to quaint Hartsdale Village! Move right into this immaculate classic-style, spacious, and pet friendly 2BR, 1BA Country Club Coop nestled in the very heart of Hartsdale. This pristine unit offers recently remodeled kitchen with stainless steel appliances and plenty of granite countertops space. Oversized bedrooms fill the open space with plenty of morning and afternoon sunlight. You’ll appreciate gleaming hardwood floors throughout the apartment, elegant living room with wood-burning fireplace, dining area and recently updated bathroom. With an easy access to local shops & restaurants or a quick ride to high-end shopping centers you are bound to fall in love with Hartsdale. Best of all, this gem is just steps to the Historic Hartsdale Railroad Station where you can leisurely catch the 36 min express train to GC Station. Unit offers additional storage space, fitness center, laundromat, and plenty of parking options. Great opportunity for either a young family or an investor. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• Renovated kitchen
• Granite countertops
• Hardwood floors

Tags

• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• HARDWOOD FLOORS
• WOOD-BURNING FIREPLACE
• DEDICATED DINING AREA

Property features AI

Finance

• Other: Property sub type is a stock cooperative
• HOA & community: Association: Garthchester Realty Associates; Association amenities include elevator(s), fitness center, and park; Association fee includes heat and hot water; Additional monthly assessment ($172) for a new roof

Exterior

• Parking: Assigned parking; Off-street parking; On-street parking; Waitlist for parking; Garage available; Parking fee applies ($75)
• Utilities: Con Edison electric; Natural gas connected; Public water; Public sewer; Public trash collection
• Home design: Stock cooperative; One-level unit; Unit located on the second floor; Building has 6 stories
• Construction: Brick and stucco construction
• Exterior features: Private entrance; Courtyard; Near public transit; Near shops; Views

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Second floor location
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (oil); Wall/window air conditioning units
• Interior features: Eat-in kitchen; Elevator access; Entrance foyer; Granite counters; High ceilings; Blinds; Intercom
• Laundry & utility: Laundry in common area (in basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $344k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 6 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 $270k; 29% 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $343,765 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 7.6

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-20,635
• Equity at exit: $52,037

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $28,556
• Equity at exit: $30,175

Cash invested: $97,720 (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 10530

• Active inventory: 156
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,849 high
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $562

Break-even live

Break-even rent $3,137

Max offer price $349,000

Occupancy floor 80%

Sensitivity live

Price	-10% $804	-5% $683	+0% $562	+5% $442	+10% $321
Rent	-10% $258	-5% $410	+0% $562	+5% $714	+10% $866
Rate	-1.0pp $738	-0.5pp $651	base $562	+0.5pp $472	+1.0pp $380

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	23d	1	0.19mi
250 S Central Ave Apt 4A Hartsdale, NY	2.0	1.0	1289	$4,350	$3.37	17d	1	0.52mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.52mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	18d	1	0.54mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$5,500	$5.07	0d	1	0.55mi
330 Central Park Ave Apt F8 Scarsdale, NY	2.0	2.0	1200	$3,700	$3.08	5d	1	0.75mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	12d	1	0.94mi
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	25d	1	1.09mi
500 Central Park Ave Scarsdale, NY	2.0	1.5–2.0	1231	$4,425	$3.59	13d	1	1.13mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	1.21mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	44d	1	1.25mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	3d	3	1.45mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$5,418	$6.66	0d	23	1.45mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-21
   days on market $349,000 Active 19 DOM
2. 2026-06-18
   days on market $349,000 Active 16 DOM
3. 2026-06-17
   days on market $349,000 Active 15 DOM
4. 2026-06-16
   days on market $349,000 Active 14 DOM
5. 2026-06-15
   days on market $349,000 Active 13 DOM
6. 2026-06-13
   days on market $349,000 Active 11 DOM
7. 2026-06-13
   days on market $349,000 Active 10 DOM
8. 2026-06-09
   days on market $349,000 Active 7 DOM
9. 2026-06-08
   days on market $349,000 Active 6 DOM
10. 2026-06-07
    days on market $349,000 Active 5 DOM
11. 2026-06-04
    days on market $349,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $349,000 Active 1 DOM

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

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: $46,188
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$2,542
• − Repairs & maintenance: −$3,695
• − Management: −$3,695
• − Depreciation: −$10,153
• Taxable income: $1,318
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $6,432/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: 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

+67.4% since first listed

19 events — show timeline

• 2026-05-28 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-23 Sold (MLS) $270,500 OneKey® MLS as Distributed by MLS Grid
• 2021-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-07 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-27 Price Changed $247,500 HGMLS
• 2016-10-27 Sold (MLS) $247,500 HGMLS
• 2016-10-27 Sold (MLS) $247,500 OneKey® MLS as Distributed by MLS Grid
• 2016-07-07 Contingent — HGMLS
• 2016-07-07 Price Changed $259,000 HGMLS
• 2016-06-08 Price Changed $259,000 HGMLS
• 2016-05-13 Price Changed $269,000 HGMLS
• 2016-04-15 Listed $279,500 HGMLS
• 2016-04-15 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2004-03-24 Sold (MLS) $208,500 HGMLS
• 2003-11-04 Price Changed $219,900 HGMLS
• 2003-11-04 Delisted — HGMLS
• 2003-04-10 Listed $208,500 HGMLS
• 2000-05-21 Delisted — HGMLS
• 1999-05-21 Listed — HGMLS