100 E Hartsdale Ave E Unit 5FE · Greenville, NY 10530

$199,999

1 bd · 1.0 ba · 850 sqft · Condo · 26 Days on market

Built 1969 $235/sqft · 24% below area Est $264k · 24% under $730/mo HOA · 23% of rent

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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 +25.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• 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

Gorgeous commuters dream 1 bedroom w/ assigned parking and walk to all in top notch building! 800 square feet w/ entry foyer, living/dining room, full renovated kitchen granite countertops and stainless steel appliances, hall bathroom, large bedroom, lots of closet space, hardwood floors throughout, Deeded assigned garage parking space, low maintenance, financially sound building w/ newly renovated hallways and lobby, laundry rooms in each wing, storage units available for rent, star reduction of $111/mo from maintenance and walk to train, bus & shops! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

Key facts

• $730 HOA
• Garage
• Built 1969

Property features AI

Finance

• Other: Building offers outdoor space and community fitness/gated features; Directions: East building — use front door, dial unit number to be buzzed in
• HOA & community: Has homeowners association; Monthly association fee of $730; Additional one-time move-in fee (amount listed separately); Association amenities include elevator(s), fitness center, gated entry, landscaping, live-in superintendent, lounge, grounds maintenance, parking, snow removal, and trash; Association fee covers common area maintenance, exterior maintenance, heat, hot water, sewer, snow removal, trash, and water

Exterior

• Parking: Assigned covered parking; Attached/underground parking with garage door opener; Private parking in parking lot; Total of 1 parking space
• Security: Building security; Fire alarm; Fire sprinkler system; Gated community; Security lights; Security system; Smoke detectors
• Utilities: Electric service by Con-Edison; Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Trash collection (private); Water available
• Home design: Stock cooperative; One-level unit; Entry at level 1; Located between 3rd and 5th floors of the building
• Construction: Insulated concrete forms (ICFs) and other construction materials; Block foundation; Other foundation details
• Exterior features: Courtyard; Garden; Exterior lighting; Mailbox; Private entrance; Bicycle room; Outdoor space

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; ENERGY STAR qualified cooling equipment
• Interior features: First-floor bedroom and full bath; Built-in features; Elevator; Entrance foyer; Galley-style kitchen; High ceilings; Natural woodwork; Open floorplan; Double pane windows; Drapes; Oversized windows; Accessible approach with ramp, doors, hallways, and entrance; Accessible bedroom, central living area, and common area; Elevator installed
• Laundry & utility: No basement

🏷️ Possibly a rental listed for sale. The $199,999 price doesn't fit this home's estimated sale value (~$263,921) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $173k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• 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 $196,999 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 5.2

CMA / ARV

• ARV (median comp): $263,921
• List price: $199,999
• Delta: -24.22%
• 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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-7,830
• Equity at exit: $29,821

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $26,324
• Equity at exit: $17,292

Cash invested: $56,000 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,236 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$730
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $377

Break-even live

Break-even rent $2,758

Max offer price $199,999

Occupancy floor 83%

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: $50,000
• Closing costs: $6,000
• 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	22d	1	0.13mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.44mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	17d	1	0.46mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$3,000	$2.77	1d	1	0.46mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	12d	1	1.02mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	1.29mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	44d	1	1.33mi

HOA detail condo

• Monthly dues: $730 · $8,760/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-04
   status $199,999 Pending 26 DOM
2. 2026-06-03
   days on market $199,999 Active 26 DOM
3. 2026-06-02
   days on market $199,999 Active 25 DOM
4. 2026-06-01
   days on market $199,999 Active 24 DOM
5. 2026-05-31
   days on market $199,999 Active 23 DOM
6. 2026-05-08
   listed $199,999 Active 2077-char remark
7. 2026-05-08
   historical $199,999 2077-char remark
8. 2017-10-03
   soldstatus $173,000 Sold 666-char remark

   Show marketing remark (666 chars)

   Gorgeous commuters dream 1 bedroom w/ assigned parking and walk to all in top notch building! 800 square feet w/ entry foyer, living/dining room, full renovated kitchen granite countertops and stainless steel appliances, hall bathroom, large bedroom, lots of closet space, hardwood floors throughout, Deeded assigned garage parking space, low maintenance, financially sound building w/ newly renovated hallways and lobby, laundry rooms in each wing, storage units available for rent, star reduction of $111/mo from maintenance and walk to train, bus & shops! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

9. 2017-08-08
   historical Pending 666-char remark

   Show marketing remark (666 chars)

   Gorgeous commuters dream 1 bedroom w/ assigned parking and walk to all in top notch building! 800 square feet w/ entry foyer, living/dining room, full renovated kitchen granite countertops and stainless steel appliances, hall bathroom, large bedroom, lots of closet space, hardwood floors throughout, Deeded assigned garage parking space, low maintenance, financially sound building w/ newly renovated hallways and lobby, laundry rooms in each wing, storage units available for rent, star reduction of $111/mo from maintenance and walk to train, bus & shops! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

10. 2017-06-12
    listed $179,975 Active 666-char remark

    Show marketing remark (666 chars)

    Gorgeous commuters dream 1 bedroom w/ assigned parking and walk to all in top notch building! 800 square feet w/ entry foyer, living/dining room, full renovated kitchen granite countertops and stainless steel appliances, hall bathroom, large bedroom, lots of closet space, hardwood floors throughout, Deeded assigned garage parking space, low maintenance, financially sound building w/ newly renovated hallways and lobby, laundry rooms in each wing, storage units available for rent, star reduction of $111/mo from maintenance and walk to train, bus & shops! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

11. 2014-03-15
    price $200,000

    Show marketing remark (512 chars)

    Move-in-condition commuters dream co-op in a prime & financially sound building. 800 sq ft w/ foyer, living/dining room, updated kitchen w/ granite countertops, stainless steel appliances, new wood cabinets and new tile, new hardwood floors throughout as well as new carpet in the living room and bedroom, updated hall bathroom, freshly painted, large bedroom w/ great closet space, garage pkg, common laundry , newly renovated lobby and storage. Walk to train (30 mins to NYC), bus & shopping. WOW!!

12. 2014-01-27
    price $159,900
13. 2010-01-21
    soldstatus $200,000 Sold

    Show marketing remark (512 chars)

    Move-in-condition commuters dream co-op in a prime & financially sound building. 800 sq ft w/ foyer, living/dining room, updated kitchen w/ granite countertops, stainless steel appliances, new wood cabinets and new tile, new hardwood floors throughout as well as new carpet in the living room and bedroom, updated hall bathroom, freshly painted, large bedroom w/ great closet space, garage pkg, common laundry , newly renovated lobby and storage. Walk to train (30 mins to NYC), bus & shopping. WOW!!

14. 2009-10-22
    historical

    Show marketing remark (512 chars)

    Move-in-condition commuters dream co-op in a prime & financially sound building. 800 sq ft w/ foyer, living/dining room, updated kitchen w/ granite countertops, stainless steel appliances, new wood cabinets and new tile, new hardwood floors throughout as well as new carpet in the living room and bedroom, updated hall bathroom, freshly painted, large bedroom w/ great closet space, garage pkg, common laundry , newly renovated lobby and storage. Walk to train (30 mins to NYC), bus & shopping. WOW!!

15. 2009-09-30
    historical Pending

    Show marketing remark (512 chars)

    Move-in-condition commuters dream co-op in a prime & financially sound building. 800 sq ft w/ foyer, living/dining room, updated kitchen w/ granite countertops, stainless steel appliances, new wood cabinets and new tile, new hardwood floors throughout as well as new carpet in the living room and bedroom, updated hall bathroom, freshly painted, large bedroom w/ great closet space, garage pkg, common laundry , newly renovated lobby and storage. Walk to train (30 mins to NYC), bus & shopping. WOW!!

16. 2009-09-30
    price $209,900

    Show marketing remark (512 chars)

    Move-in-condition commuters dream co-op in a prime & financially sound building. 800 sq ft w/ foyer, living/dining room, updated kitchen w/ granite countertops, stainless steel appliances, new wood cabinets and new tile, new hardwood floors throughout as well as new carpet in the living room and bedroom, updated hall bathroom, freshly painted, large bedroom w/ great closet space, garage pkg, common laundry , newly renovated lobby and storage. Walk to train (30 mins to NYC), bus & shopping. WOW!!

17. 2009-08-10
    listed $209,900 Active

    Show marketing remark (512 chars)

    Move-in-condition commuters dream co-op in a prime & financially sound building. 800 sq ft w/ foyer, living/dining room, updated kitchen w/ granite countertops, stainless steel appliances, new wood cabinets and new tile, new hardwood floors throughout as well as new carpet in the living room and bedroom, updated hall bathroom, freshly painted, large bedroom w/ great closet space, garage pkg, common laundry , newly renovated lobby and storage. Walk to train (30 mins to NYC), bus & shopping. WOW!!

18. 2006-01-26
    soldstatus $170,000
19. 2005-10-14
    historical
20. 2005-08-08
    listed $170,000

ⓘ 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 (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $38,826
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,797
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − HOA: −$8,760
• − Depreciation: −$5,818
• Taxable income: $2,035
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $4,041/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

+17.6% since first listed

16 events — show timeline

• 2026-06-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Listed $199,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $199,999 OneKey® MLS as Distributed by MLS Grid
• 2017-10-03 Sold (MLS) $173,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-08 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-06-12 Listed $179,975 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $200,000 HGMLS
• 2014-01-27 Price Changed $159,900 HGMLS
• 2010-01-21 Sold (MLS) $200,000 HGMLS
• 2009-10-22 Delisted — HGMLS
• 2009-09-30 Contingent — HGMLS
• 2009-09-30 Price Changed $209,900 HGMLS
• 2009-08-10 Listed $209,900 HGMLS
• 2006-01-26 Sold (MLS) $170,000 HGMLS
• 2005-10-14 Delisted — HGMLS
• 2005-08-08 Listed $170,000 HGMLS