382 Marietta Ave · Hawthorne, NY 10532

$788,000

3 bd · 2.0 ba · 2,002 sqft · SingleFamily · 14 Days on market

Built 1947 10,019 sqft lot Est $923k · 15% under

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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 +19.3/30.0
• ARV discount +14.1/15.0
• DSCR +6.1/10.0
• Schools +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 382 Marietta Avenue in the Hamlet of Hawthorne — offered for the first time in 58 years! This charming Colonial features 3 bedrooms plus bonus room that lives like a 4th bedroom, along with 2 full baths and inviting living areas. An entry way welcomes you to the spacious living room with a cozy wood-burning fireplace and Dutch doors leading to a screened-in side porch. The large eat-in kitchen with newer appliances provides plenty of room for everyday dining. The main level includes a family room that can easily function as a formal dining room, as well as an updated full bath with tiled finishes, built-in bench seating, and glass shower doors. Upstairs, you’ll find a

Key facts

• Finished space
• Cedar lined closets
• Cedar walk in closet

Tags

• WOOD BURNING FIREPLACE
• SCREENED IN SIDE PORCH
• CEDAR WALK IN CLOSET
• CEDAR LINED CLOSETS
• FINISHED SPACE
• VEGETABLE GARDEN

Property features AI

Exterior

• Parking: Driveway
• Utilities: Natural gas connected; Water connected; Public sewer; Trash collection (public); Electric service by Con-Edison
• Home design: Single family residence; Three or more levels; Not waterfront
• Construction: Brick and vinyl siding exterior; Block and concrete perimeter foundation
• Exterior features: Garden; Back yard and front yard; Corner lot; Level lot; Near public transit and shops; Stone/brick wall; Shed(s)

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: Three or more levels (total 7 rooms)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with ducts (natural gas); Ductless cooling; Wall/window air conditioning units
• Interior features: First-floor full bathroom; Eat-in kitchen with island; Storage space; Screened porch
• Laundry & utility: Washer and dryer included; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $788k.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $788k).

Location & tenants

• Location reads 71/100 on livability (#399 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• Mount Pleasant Central School District (suburban): math 62% / reading 65% proficiency, ranked #146 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Hawthorne Elementary School (460 students, 10% FRL); Westlake Middle School (math 55% / reading 61%, grade B, #184 of 729 statewide, top 25%, 429 students, 14% FRL); Westlake High School (math 72% / reading 95%, grade A, #409 of 1,100 statewide, top 39%, 547 students, 19% FRL).
• Market conditions: 17 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $5k of loan paydown is wiped out by about $24k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $788,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $922,922
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Linda Ave	0.31mi	4/2.0 (+1)	2,000 (-0%)	10mo	$727,000	$364	72
284 Warren Ave	0.38mi	4/2.0 (+1)	1,954 (-2%)	10mo	$900,000	$461	65
206 Myrtle Ave	0.61mi	3/1.5	2,003 (0%)	8mo	$750,000	$374	62
251 Brady Ave	0.48mi	3/2.0	1,934 (-3%)	12mo	$700,000	$362	62
55 Cleveland Pl	0.24mi	3/2.0	1,800 (-10%)	14mo	$765,000	$425	61
284 Marietta Ave	0.33mi	3/2.5	1,824 (-9%)	10mo	$850,000	$466	59
349 Linda Ave	0.24mi	3/2.5	1,807 (-10%)	15mo	$947,525	$524	58
14 Aspen Way	0.58mi	3/2.5	2,123 (+6%)	3mo	$800,000	$377	58
237 Brady Ave	0.55mi	3/2.0	2,200 (+10%)	3mo	$795,000	$361	56
59 Chelsea St	0.54mi	3/2.5	1,894 (-5%)	12mo	$883,000	$466	54
116 Rolling Hills Rd	0.68mi	4/2.5 (+1)	2,133 (+6%)	6mo	$1,250,000	$586	45
263 Memorial Dr	0.61mi	4/2.0 (+1)	1,776 (-11%)	9mo	$840,000	$473	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-72,329
• Equity at exit: $117,493

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $8,580
• Equity at exit: $68,132

Cash invested: $220,640 (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 10532

• Home prices YoY: -25.9%
• Active inventory: 17
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $7,949 medium
• Mortgage (P&I): −$4,132
• Tax from tax record: −$951 /mo · $11,417/yr
• Insurance: −$328
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,669
• Net cashflow: $868

Break-even live

Break-even rent $6,851

Max offer price $788,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,314	-5% $1,091	+0% $868	+5% $645	+10% $422
Rent	-10% $240	-5% $554	+0% $868	+5% $1,182	+10% $1,496
Rate	-1.0pp $1,264	-0.5pp $1,068	base $868	+0.5pp $663	+1.0pp $456

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: $197,000
• Closing costs: $23,640
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Foxwood Ln Thornwood, NY	4.0	3.5	2026	$12,999	$6.42	44d	1	1.43mi
568 Manville Rd Unit Upper R Pleasantville, NY	4.0	2.5	2049	$5,500	$2.68	18d	1	1.46mi
568 Manville Rd Unit Upper R Pleasantville, NY	4.0	2.5	2049	$5,200	$2.54	2d	1	1.46mi

Listing history 2 events

1. 2026-05-22
   status Pending
2. 2026-05-07
   listed $788,000 Active

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $11,417 · $951/mo
• Projected year-2 tax: $12,367 · $1,031/mo
• Expected delta: +$950/yr (+$79/mo · 8.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $95,390
• − Mortgage interest: −$44,140
• − Property taxes: −$11,417
• − Insurance: −$3,940
• − Repairs & maintenance: −$7,631
• − Management: −$7,631
• − Depreciation: −$22,924
• Taxable loss: −$2,294
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $10,963/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: Mount Pleasant Central School District
• NCES district ID: 3620160
• Math proficiency: 62% ▼ -16.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $109,054
• Composite: 59.62/100
• National rank: #911
• State rank: #146 of 590 in NY

Livability — Hawthorne

• Score: 71/100
• State rank: #399
• US rank: #6922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawthorne, NY
• City population: 5,253
• Population (ZIP): 5,253

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Asian 4% Two or more races 4%
• Hispanic origin (detail): Cuban 2% Dominican 4%
• Common ancestry: Romanian 5% Italian 4% Scotch-Irish 3%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 79% English-only · Other Indo-European 9% Spanish 6% Russian/Polish/Slavic 3%

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: ▼ -98.61%
• Current HPI: 281.5765
• 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

2 events — show timeline

• 2026-05-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Listed $788,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $11,417 · -0.6% YoY. Source: county tax records.