30 E Hartsdale Ave Unit 1H · Greenville, NY 10530

$269,900

1 bd · 1.0 ba · 900 sqft · Condo · 61 Days on market

Built 1952 $300/sqft · 6% above area Est $254k · 6% over

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Why this score? — see what drove the D- 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 +10.9/30.0
• 1% rule +7.3/10.0
• Schools +4.9/10.0
• ARV discount +4.7/15.0
• DSCR +3.2/10.0
• 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

Step into this beautifully renovated Junior 4 at 30 E Hartsdale Ave, Unit 1H, where charm meets modern convenience. This versatile bright unit offers the flexibility to live like a 2-bedroom, with a bonus space perfect for a second bedroom, home office, or cozy den. The fully updated kitchen features brand-new stainless steel appliances, sleek cabinetry, and stunning countertops that make cooking and entertaining a breeze. The bathroom has been tastefully renovated, adding a touch of luxury to your daily routine. Throughout the unit, you’ll find gleaming hardwood floors and an abundance of closets, ensuring plenty of storage and timeless style. The location is a commuter’s dream, close to the Hartsdale Metro-North station for a 35-minute express ride to Grand Central. With easy access to major highways, shopping, and the vibrant Hartsdale downtown, you’ll have everything you need right at your fingertips. Move-in ready and waiting to welcome you home, don’t miss this incredible opportunity!

Key facts

• Abundance of closets
• Renovated junior 4
• Garage

Tags

• RENOVATED JUNIOR 4
• FULLY UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GLEAMING HARDWOOD FLOORS
• ABUNDANCE OF CLOSETS
• CLOSE TO HARTSDALE METRO-NORTH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $254k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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+, schools B+; 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.
• Market conditions: 156 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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 61 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 $120k; list at $270k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 27% of rent; built in 1952 — 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 $253,706 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.23% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 6.7

CMA / ARV

• ARV (median comp): $254,094
• List price: $269,900
• Delta: 6.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.8%
• Equity multiple: 0.27×
• Total profit: $-54,793
• Equity at exit: $40,243

10-year hold

• IRR: -13.5%
• Equity multiple: 0.20×
• Total profit: $-60,189
• Equity at exit: $23,336

Cash invested: $75,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,333 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$885
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $-184

Break-even live

Break-even rent $3,565

Max offer price $243,335

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-90	+0% $-184	+5% $-277	+10% $-370
Rent	-10% $-447	-5% $-315	+0% $-184	+5% $-52	+10% $80
Rate	-1.0pp $-48	-0.5pp $-115	base $-184	+0.5pp $-254	+1.0pp $-325

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.26mi
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	0.55mi
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	12d	1	0.89mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	1.16mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	44d	1	1.23mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	1.45mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	4d	3	1.45mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$3,878	$4.77	0d	23	1.46mi

HOA detail condo

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

Listing history 31 events

1. 2026-06-21
   days on market $269,900 Active 61 DOM
2. 2026-06-18
   days on market $269,900 Active 58 DOM
3. 2026-06-17
   days on market $269,900 Active 57 DOM
4. 2026-06-16
   days on market $269,900 Active 56 DOM
5. 2026-06-15
   days on market $269,900 Active 55 DOM
6. 2026-06-13
   days on market $269,900 Active 53 DOM
7. 2026-06-13
   days on market $269,900 Active 52 DOM
8. 2026-06-09
   days on market $269,900 Active 49 DOM
9. 2026-06-08
   days on market $269,900 Active 48 DOM
10. 2026-06-07
    days on market $269,900 Active 47 DOM
11. 2026-06-04
    days on market $269,900 Active 44 DOM
12. 2026-06-03
    days on market $269,900 Active 43 DOM
13. 2026-06-02
    days on market $269,900 Active 42 DOM
14. 2026-06-01
    days on market $269,900 Active 41 DOM
15. 2026-05-31
    days on market $269,900 Active 40 DOM
16. 2026-04-21
    listed $269,900 Active 1029-char remark

    Show marketing remark (1029 chars)

    Step into this beautifully renovated Junior 4 at 30 E Hartsdale Ave, Unit 1H, where charm meets modern convenience. This versatile bright unit offers the flexibility to live like a 2-bedroom, with a bonus space perfect for a second bedroom, home office, or cozy den. The fully updated kitchen features brand-new stainless steel appliances, sleek cabinetry, and stunning countertops that make cooking and entertaining a breeze. The bathroom has been tastefully renovated, adding a touch of luxury to your daily routine. Throughout the unit, you’ll find gleaming hardwood floors and an abundance of closets, ensuring plenty of storage and timeless style. The location is a commuter’s dream, close to the Hartsdale Metro-North station for a 35-minute express ride to Grand Central. With easy access to major highways, shopping, and the vibrant Hartsdale downtown, you’ll have everything you need right at your fingertips. Move-in ready and waiting to welcome you home, don’t miss this incredible opportunity!

17. 2023-07-09
    historical
18. 2016-04-05
    soldstatus $120,000 Sold 103-char remark

    Show marketing remark (103 chars)

    Convenience is EVERYTHING. .. Value priced JR 4 . . ready to move in. .. coop board approval needed. ..

19. 2016-04-05
    price $120,000 103-char remark

    Show marketing remark (103 chars)

    Convenience is EVERYTHING. .. Value priced JR 4 . . ready to move in. .. coop board approval needed. ..

20. 2016-04-05
    soldstatus $120,000

    Show marketing remark (103 chars)

    Convenience is EVERYTHING. .. Value priced JR 4 . . ready to move in. .. coop board approval needed. ..

21. 2015-11-09
    historical Pending 103-char remark

    Show marketing remark (103 chars)

    Convenience is EVERYTHING. .. Value priced JR 4 . . ready to move in. .. coop board approval needed. ..

22. 2015-11-09
    price $125,000 103-char remark

    Show marketing remark (103 chars)

    Convenience is EVERYTHING. .. Value priced JR 4 . . ready to move in. .. coop board approval needed. ..

23. 2015-08-10
    listed $125,000 Active 103-char remark

    Show marketing remark (103 chars)

    Convenience is EVERYTHING. .. Value priced JR 4 . . ready to move in. .. coop board approval needed. ..

24. 2015-08-10
    listed $125,000

    Show marketing remark (103 chars)

    Convenience is EVERYTHING. .. Value priced JR 4 . . ready to move in. .. coop board approval needed. ..

25. 2004-01-10
    historical
26. 2003-07-10
    listed
27. 2002-07-12
    soldstatus $139,000
28. 2002-04-01
    historical
29. 2002-01-16
    listed $139,000
30. 2001-10-09
    historical
31. 2001-04-09
    listed

ⓘ 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 9/10 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: $39,996
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$2,147
• − Repairs & maintenance: −$3,200
• − Management: −$3,200
• − HOA: −$10,620
• − Depreciation: −$7,852
• Taxable loss: −$6,189
• Est. tax savings @ 24.0%: +$1,485
• After-tax cash flow: $-718/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

+94.2% since first listed

16 events — show timeline

• 2026-04-21 Listed $269,900 OneKey® MLS as Distributed by MLS Grid
• 2023-07-09 Rental Removed — ONEKEY
• 2016-04-05 Price Changed $120,000 HGMLS
• 2016-04-05 Sold (MLS) $120,000 HGMLS
• 2016-04-05 Sold (MLS) $120,000 OneKey® MLS as Distributed by MLS Grid
• 2015-11-09 Contingent — HGMLS
• 2015-11-09 Price Changed $125,000 HGMLS
• 2015-08-10 Listed $125,000 HGMLS
• 2015-08-10 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2004-01-10 Delisted — HGMLS
• 2003-07-10 Listed — HGMLS
• 2002-07-12 Sold (MLS) $139,000 HGMLS
• 2002-04-01 Delisted — HGMLS
• 2002-01-16 Listed $139,000 HGMLS
• 2001-10-09 Delisted — HGMLS
• 2001-04-09 Listed — HGMLS