79 N Healy Ave · Hartsdale, NY 10530

$889,000

5 bd · 3.5 ba · 2,700 sqft · SingleFamily · 20 Days on market

Built 1967 0.29 ac lot Est $1156k · 23% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.6/10.0
• 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

Beautifully Updated Large Colonial In Private Wooded Setting. Kit & 2.1 Baths Redone. Jacuzzi, Marble & More In Upstairs Bathrooms. Roof 4 Yrs Old, Heat & Cac Updated. Large Deck Off Back Of House. Ceramic Floor In Foyer. Hardwood Floors Thru-out.

Key facts

• Private bath
• Eat-in kitchen
• 0.29 acre lot

Tags

• TWO SPACIOUS LIVING ROOMS
• EAT-IN KITCHEN
• MAIN LEVEL BEDROOM OFFICE
• PRIVATE BATH
• PRIVATE BATH IN PRIMARY SUITE
• OVERSIZED TWO-CAR GARAGE

Property features AI

Exterior

• Parking: Driveway; Garage; Total parking for 5 vehicles; 2-car garage
• Utilities: Con-Edison electric; Natural gas connected; Public water; Public sewer; Trash collection (public); Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; Updated / remodeled; Two levels; Attic with pull-down stairs; Basement (crawl space, finished and partially finished)
• Construction: Wood siding; Concrete perimeter foundation
• Exterior features: Balcony; Mailbox; Back yard; Borders state land; Landscaped grounds; Partly wooded; Private setting

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Stainless steel appliances
• Bedrooms: Bedroom on the first floor
• Flooring: Ceramic tile; Combination flooring; Hardwood; Vinyl
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Hot air heating (natural gas); Central air conditioning; Attic fan
• Interior features: First-floor bedroom; Eat-in kitchen; Entrance foyer; Formal dining room; Deck; Porch; Casement windows with screens; Tilt-turn windows
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $889k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $889k).
• Recommended offer: $876k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 $6k of loan paydown is wiped out by about $27k 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 20 days — a 2% lower offer ($876k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $481k; list at $889k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $66/mo.
• 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 $875,665 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.16% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $1,155,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Sunset Ln	0.11mi	4/3.0 (-1)	2,613 (-3%)	14mo	$1,200,000	$459	71
24 Highridge Rd	0.63mi	4/3.0 (-1)	2,670 (-1%)	2mo	$1,125,000	$421	60
41 Club Way	0.51mi	4/4.0 (-1)	2,748 (+2%)	11mo	$1,650,000	$600	57
9 Lewis Ave	0.58mi	4/3.0 (-1)	2,598 (-4%)	4mo	$1,111,000	$428	56
6 Richard Ter	0.43mi	4/2.5 (-1)	2,843 (+5%)	21mo	$998,000	$351	45
183 W Hartsdale Ave	0.69mi	5/3.5	2,965 (+10%)	13mo	$828,000	$279	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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-67,751
• Equity at exit: $132,553

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $41,080
• Equity at exit: $76,864

Cash invested: $248,920 (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: $10,312 medium
• Mortgage (P&I): −$4,662
• Tax from tax record: −$1,860 /mo · $22,317/yr
• Insurance: −$370
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,166
• Net cashflow: $1,188

Break-even live

Break-even rent $8,808

Max offer price $889,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,691	-5% $1,439	+0% $1,188	+5% $936	+10% $685
Rent	-10% $373	-5% $780	+0% $1,188	+5% $1,595	+10% $2,002
Rate	-1.0pp $1,635	-0.5pp $1,414	base $1,188	+0.5pp $957	+1.0pp $723

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: $222,250
• Closing costs: $26,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Moorland Dr Scarsdale, NY	5.0	3.0	3157	$11,000	$3.48	0d	1	1.29mi
82 Quinby Ave White Plains, NY	4.0	1.5	2350	$6,000	$2.55	0d	1	1.45mi
1144 Post Rd Scarsdale, NY	5.0	5.5	3187	$14,000	$4.39	25d	1	1.47mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $889,000 Pending 20 DOM
2. 2026-06-09
   days on market $889,000 Active 19 DOM
3. 2026-06-08
   days on market $889,000 Active 18 DOM
4. 2026-06-07
   days on market $889,000 Active 17 DOM
5. 2026-06-04
   days on market $889,000 Active 14 DOM
6. 2026-06-03
   days on market $889,000 Active 13 DOM
7. 2026-06-02
   days on market $889,000 Active 12 DOM
8. 2026-06-01
   days on market $889,000 Active 11 DOM
9. 2026-05-31
   days on market $889,000 Active 10 DOM
10. 2026-05-15
    listed $889,000 Active
11. 2023-07-09
    historical
12. 2001-08-24
    soldstatus $481,000
13. 2001-07-06
    soldstatus $481,000 265-char remark

    Show marketing remark (265 chars)

    Beautifully Updated Large Colonial In Private Wooded Setting. Kit & 2.1 Baths Redone. Jacuzzi, Marble & More In Upstairs Bathrooms. Roof 4 Yrs Old, Heat & Cac Updated. Large Deck Off Back Of House. Ceramic Floor In Foyer. Hardwood Floors Thru-out.

14. 2001-05-16
    historical 265-char remark

    Show marketing remark (265 chars)

    Beautifully Updated Large Colonial In Private Wooded Setting. Kit & 2.1 Baths Redone. Jacuzzi, Marble & More In Upstairs Bathrooms. Roof 4 Yrs Old, Heat & Cac Updated. Large Deck Off Back Of House. Ceramic Floor In Foyer. Hardwood Floors Thru-out.

15. 2001-05-16
    price $489,000 265-char remark

    Show marketing remark (265 chars)

    Beautifully Updated Large Colonial In Private Wooded Setting. Kit & 2.1 Baths Redone. Jacuzzi, Marble & More In Upstairs Bathrooms. Roof 4 Yrs Old, Heat & Cac Updated. Large Deck Off Back Of House. Ceramic Floor In Foyer. Hardwood Floors Thru-out.

16. 2001-04-20
    listed $481,000 265-char remark

    Show marketing remark (265 chars)

    Beautifully Updated Large Colonial In Private Wooded Setting. Kit & 2.1 Baths Redone. Jacuzzi, Marble & More In Upstairs Bathrooms. Roof 4 Yrs Old, Heat & Cac Updated. Large Deck Off Back Of House. Ceramic Floor In Foyer. Hardwood Floors Thru-out.

17. 2000-12-20
    historical
18. 2000-09-06
    listed

ⓘ 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: $22,317 · $1,860/mo
• Projected year-2 tax: $22,317 · $1,860/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $123,743
• − Mortgage interest: −$49,798
• − Property taxes: −$22,317
• − Insurance: −$5,242
• − Repairs & maintenance: −$9,899
• − Management: −$9,899
• − Depreciation: −$25,862
• Taxable income: $725
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $14,079/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

+84.8% since first listed

9 events — show timeline

• 2026-05-15 Listed $889,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-09 Rental Removed — ONEKEY
• 2001-08-24 Sold (Public Records) $481,000 Public Records
• 2001-07-06 Sold (MLS) $481,000 HGMLS
• 2001-05-16 Price Changed $489,000 HGMLS
• 2001-05-16 Delisted — HGMLS
• 2001-04-20 Listed $481,000 HGMLS
• 2000-12-20 Delisted — HGMLS
• 2000-09-06 Listed — HGMLS

Property tax history

+5.0%/yr

Latest (2025): $22,317 · +11.0% YoY. Source: county tax records.