40 Rockledge Rd Unit 2A · Hartsdale, NY 10530

$279,000

1 bd · 1.0 ba · 950 sqft · Condo · 50 Days on market

Built 1947

---

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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Country Club Ridge Cooperatives!!! This stunning Junior 4, 1 Bathroom 950 sq ft garden styled apartment is a lovely, sunny corner unit which offers great views of the complex and surrounding area. As you make your way through this gorgeous unit you are greeted by a entry foyer with 2 large closets, renovated kitchen with stainless steel appliances, spacious living room leading into a formal dining room, a den, Masterbedroom with 2 additional large closets and bathroomwith jacuzzi tub. Walk to Metro North. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

Key facts

• Community pool
• Flexible bonus room
• Updated kitchen

Tags

• SECOND FLOOR CORNER UNIT
• FLEXIBLE BONUS ROOM
• UPDATED KITCHEN
• UPDATED BATHROOM
• PLENTIFUL CLOSET SPACE
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Community amenities include pool and playground; No pets allowed for dogs

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; Cable available; Electricity connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Community pool; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Chandelier; Entrance foyer; Galley-style kitchen; Granite counters; His and hers closets
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• 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); Richard J Bailey School (math 45% / reading 53%, grade C-, #294 of 729 statewide, top 41%, 336 students, 0% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL) — zoned schools average 22% FRL vs 42% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 156 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $235k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $270,630 (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 1947 — 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: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.2

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-6,021
• Equity at exit: $41,600

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $45,354
• Equity at exit: $24,123

Cash invested: $78,120 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,219 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $615

Break-even live

Break-even rent $2,441

Max offer price $279,000

Occupancy floor 76%

Sensitivity live

Price	-10% $807	-5% $711	+0% $615	+5% $518	+10% $422
Rent	-10% $360	-5% $487	+0% $615	+5% $742	+10% $869
Rate	-1.0pp $755	-0.5pp $686	base $615	+0.5pp $542	+1.0pp $469

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.11mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	45d	1	0.53mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	18d	1	0.55mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$3,000	$2.77	0d	1	0.55mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	13d	1	1.12mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	45d	1	1.36mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	45d	1	1.38mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-18
   days on market $279,000 Active 50 DOM
2. 2026-06-17
   days on market $279,000 Active 49 DOM
3. 2026-06-16
   days on market $279,000 Active 48 DOM
4. 2026-06-15
   days on market $279,000 Active 47 DOM
5. 2026-06-13
   days on market $279,000 Active 45 DOM
6. 2026-06-13
   days on market $279,000 Active 44 DOM
7. 2026-06-09
   days on market $279,000 Active 41 DOM
8. 2026-06-08
   days on market $279,000 Active 40 DOM
9. 2026-06-07
   days on market $279,000 Active 39 DOM
10. 2026-06-04
    days on market $279,000 Active 36 DOM
11. 2026-06-03
    days on market $279,000 Active 35 DOM
12. 2026-06-02
    days on market $279,000 Active 34 DOM
13. 2026-06-01
    days on market $279,000 Active 33 DOM
14. 2026-05-31
    days on market $279,000 Active 32 DOM
15. 2026-04-29
    listed $285,000 Active 472-char remark
16. 2018-11-21
    soldstatus $235,000 Sold 607-char remark

    Show marketing remark (607 chars)

    Welcome to Country Club Ridge Cooperatives!!! This stunning Junior 4, 1 Bathroom 950 sq ft garden styled apartment is a lovely, sunny corner unit which offers great views of the complex and surrounding area. As you make your way through this gorgeous unit you are greeted by a entry foyer with 2 large closets, renovated kitchen with stainless steel appliances, spacious living room leading into a formal dining room, a den, Masterbedroom with 2 additional large closets and bathroomwith jacuzzi tub. Walk to Metro North. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

17. 2018-08-01
    historical Pending 607-char remark

    Show marketing remark (607 chars)

    Welcome to Country Club Ridge Cooperatives!!! This stunning Junior 4, 1 Bathroom 950 sq ft garden styled apartment is a lovely, sunny corner unit which offers great views of the complex and surrounding area. As you make your way through this gorgeous unit you are greeted by a entry foyer with 2 large closets, renovated kitchen with stainless steel appliances, spacious living room leading into a formal dining room, a den, Masterbedroom with 2 additional large closets and bathroomwith jacuzzi tub. Walk to Metro North. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

18. 2018-06-05
    listed $239,000 Active 607-char remark

    Show marketing remark (607 chars)

    Welcome to Country Club Ridge Cooperatives!!! This stunning Junior 4, 1 Bathroom 950 sq ft garden styled apartment is a lovely, sunny corner unit which offers great views of the complex and surrounding area. As you make your way through this gorgeous unit you are greeted by a entry foyer with 2 large closets, renovated kitchen with stainless steel appliances, spacious living room leading into a formal dining room, a den, Masterbedroom with 2 additional large closets and bathroomwith jacuzzi tub. Walk to Metro North. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

19. 2014-03-15
    price $203,000

    Show marketing remark (510 chars)

    Sunny Conner, great views from extra windows thru out. Wood floors, just painted, updated kitchen & bath make this an easy home to live in. BBQ & picnic table steps from your door. Parking for 2 cars included in maintenance. Walk: pool/lifeguard/rest rooms/lounge chairs & picnic area at pool. Walk to Town, Train from this 15 acre complex. An area for gardening available. Storage bins available as well as storage rooms. Excellent unit priced under market. STAR Deduction is $130 per month.

20. 2009-11-17
    soldstatus $203,000 Sold

    Show marketing remark (510 chars)

    Sunny Conner, great views from extra windows thru out. Wood floors, just painted, updated kitchen & bath make this an easy home to live in. BBQ & picnic table steps from your door. Parking for 2 cars included in maintenance. Walk: pool/lifeguard/rest rooms/lounge chairs & picnic area at pool. Walk to Town, Train from this 15 acre complex. An area for gardening available. Storage bins available as well as storage rooms. Excellent unit priced under market. STAR Deduction is $130 per month.

21. 2009-08-24
    historical Pending

    Show marketing remark (510 chars)

    Sunny Conner, great views from extra windows thru out. Wood floors, just painted, updated kitchen & bath make this an easy home to live in. BBQ & picnic table steps from your door. Parking for 2 cars included in maintenance. Walk: pool/lifeguard/rest rooms/lounge chairs & picnic area at pool. Walk to Town, Train from this 15 acre complex. An area for gardening available. Storage bins available as well as storage rooms. Excellent unit priced under market. STAR Deduction is $130 per month.

22. 2009-08-21
    price $219,000

    Show marketing remark (510 chars)

    Sunny Conner, great views from extra windows thru out. Wood floors, just painted, updated kitchen & bath make this an easy home to live in. BBQ & picnic table steps from your door. Parking for 2 cars included in maintenance. Walk: pool/lifeguard/rest rooms/lounge chairs & picnic area at pool. Walk to Town, Train from this 15 acre complex. An area for gardening available. Storage bins available as well as storage rooms. Excellent unit priced under market. STAR Deduction is $130 per month.

23. 2009-06-22
    price $219,000

    Show marketing remark (510 chars)

    Sunny Conner, great views from extra windows thru out. Wood floors, just painted, updated kitchen & bath make this an easy home to live in. BBQ & picnic table steps from your door. Parking for 2 cars included in maintenance. Walk: pool/lifeguard/rest rooms/lounge chairs & picnic area at pool. Walk to Town, Train from this 15 acre complex. An area for gardening available. Storage bins available as well as storage rooms. Excellent unit priced under market. STAR Deduction is $130 per month.

24. 2009-06-04
    price $222,500

    Show marketing remark (510 chars)

    Sunny Conner, great views from extra windows thru out. Wood floors, just painted, updated kitchen & bath make this an easy home to live in. BBQ & picnic table steps from your door. Parking for 2 cars included in maintenance. Walk: pool/lifeguard/rest rooms/lounge chairs & picnic area at pool. Walk to Town, Train from this 15 acre complex. An area for gardening available. Storage bins available as well as storage rooms. Excellent unit priced under market. STAR Deduction is $130 per month.

25. 2009-05-16
    listed $225,000

    Show marketing remark (510 chars)

    Sunny Conner, great views from extra windows thru out. Wood floors, just painted, updated kitchen & bath make this an easy home to live in. BBQ & picnic table steps from your door. Parking for 2 cars included in maintenance. Walk: pool/lifeguard/rest rooms/lounge chairs & picnic area at pool. Walk to Town, Train from this 15 acre complex. An area for gardening available. Storage bins available as well as storage rooms. Excellent unit priced under market. STAR Deduction is $130 per month.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 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: $38,622
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,090
• − Management: −$3,090
• − Depreciation: −$8,116
• Taxable income: $3,118
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $6,626/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 — 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
• 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

+24.0% since first listed

12 events — show timeline

• 2026-05-28 Price Changed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-21 Sold (MLS) $235,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-01 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-06-05 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $203,000 HGMLS
• 2009-11-17 Sold (MLS) $203,000 HGMLS
• 2009-08-24 Contingent — HGMLS
• 2009-08-21 Price Changed $219,000 HGMLS
• 2009-06-22 Price Changed $219,000 HGMLS
• 2009-06-04 Price Changed $222,500 HGMLS
• 2009-05-16 Listed $225,000 HGMLS