5 Campus Pl · Hartsdale, NY 10583

$420,000

2 bd · 2.0 ba · 1,250 sqft · Condo · 264 Days on market

Built 1960

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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 +24.9/30.0
• ARV discount +15.0/15.0
• Schools +8.6/10.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• 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

-FOR SALE BY OWNER- * Showings will only be for prospective clients with a pre approval letter. * $420,000.00 1,250sf of a brand new renovated in 2021 apartment! * In the sought out Edgemont school district. That 10583 zip code with 10/10 rated schools! * read details this amazing place has to offer below: Welcome to 5 Campus Place! A beautiful 2 bed 2 bath 1,250sf co-op apartment in the Edgemont school district. This apartment is impeccable & move in ready!! A full gut renovation done In 2021 that gives a quant building lifestyle, a functionally modern twist. You wont find another apartment in this area with a full pantry, built in bar with a sub zero fridge, bidet toilet, his & hers built in closets, custom kitchen, Lutron dimmable light switches, and the list goes on & on!! Brand new 8 white oak floors making it one of its kind in this complex! This is a co-op with monthly HOA fees of $1,364.87 without the STAR credit. Those fees include heat, water, property maintenance & real estate taxes. Average PSEG bill for a family of 4 that has lived here since 2021 is $140. You will need to pass the board interview for purchase as well. (The list that goes on & on contd): * Lutron dimmable light switches * Custom master bathroom and hallway shower glass doors/handles * Baldwin handles on main entry door, all interior doors including closets * Exhaust fan master bathroom * Custom milwork master and guest bathroom vanity * Pantry closet * Linen closet * his/hers closet and guest bedroom closet * Privacy custom window shades * Hardwood 8 engineered European white oak floors * New led electrical wiring/power panel. New plumbing fixtures/connections * Kitchen sink has cup rinser * Paper towel roll in cabinet * Kitchen aid mixer cabinet * Soft close kitchen drawers * Utensil & oils pull out Drawer * Spice rack pull out * Bidet in master bathroom * Duravit bathroom sinks * Calacatta Marble bathroom counters * Custom kitchen cabinetry design * Integrated smoke alarm system * Kitchen vent hood * Vacuum cabinet * Energy efficient New appliances 2024 * Bar in living area with built-in sub zero wine fridge * Venetian plastering in master bedroom * Wooven Wall paper in entry foyer and marmorino finish on fireplace living room * Marble mantel trim surrounding fireplace * 1 Basement storage unit * Unreserved Parking Spot lots always available * Waitlist for reserved parking spot * Waitlist for outdoor garage

Key facts

• Vented hood
• Vacuum cabinet
• Renovated in 2021

Tags

• RENOVATED IN 2021
• CUSTOM MILLWORK VANITIES
• CUSTOM WINDOW SHADES
• ENERGY EFFICIENT APPLIANCES
• VENTED HOOD
• VACUUM CABINET

🏢 Co-op / cooperative unit. The $420,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $420k.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $420k).
• Recommended offer: $370k (12.0% 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.
• Edgemont Union Free School District (suburban): math 85% / reading 91% proficiency, ranked #2 of 590 in NY (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: 292 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $13k 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 264 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.

Recommended offer $369,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $541,975
• List price: $420,000
• Delta: -22.51%
• 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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-10,222
• Equity at exit: $62,623

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $65,775
• Equity at exit: $36,314

Cash invested: $117,600 (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 10583

• Active inventory: 292
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,822 high
• Mortgage (P&I): −$2,203
• Tax est. 1.5%: −$525 /mo · $6,300/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,013
• Net cashflow: $907

Break-even live

Break-even rent $3,674

Max offer price $420,000

Occupancy floor 76%

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Central Park Ave Scarsdale, NY	2.0	1.5–2.0	1231	$4,425	$3.59	12d	1	0.23mi
330 Central Park Ave Apt F8 Scarsdale, NY	2.0	2.0	1200	$3,700	$3.08	4d	1	0.63mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$5,500	$5.07	1d	1	0.84mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	17d	1	0.84mi
250 S Central Ave Apt 4A Hartsdale, NY	2.0	1.0	1289	$4,350	$3.37	17d	1	0.87mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.87mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	7d	1	0.98mi
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	22d	1	1.23mi
36 Grand Blvd Unit 2 Scarsdale, NY	3.0	2.0	1500	$6,100	$4.07	44d	1	1.35mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-18
   days on market $420,000 Active 264 DOM
2. 2026-06-17
   days on market $420,000 Active 263 DOM
3. 2026-06-16
   days on market $420,000 Active 262 DOM
4. 2026-06-15
   days on market $420,000 Active 261 DOM
5. 2026-06-13
   days on market $420,000 Active 259 DOM
6. 2026-06-13
   days on market $420,000 Active 258 DOM
7. 2026-06-09
   days on market $420,000 Active 255 DOM
8. 2026-06-08
   days on market $420,000 Active 254 DOM
9. 2026-06-07
   days on market $420,000 Active 253 DOM
10. 2026-06-04
    days on market $420,000 Active 250 DOM
11. 2026-06-03
    days on market $420,000 Active 249 DOM
12. 2026-06-02
    days on market $420,000 Active 248 DOM
13. 2026-06-01
    days on market $420,000 Active 247 DOM
14. 2026-05-31
    days on market $420,000 Active 246 DOM
15. 2025-09-27
    listed $420,000 Active 2570-char remark

    Show marketing remark (2570 chars)

    -FOR SALE BY OWNER- * Showings will only be for prospective clients with a pre approval letter. * $420,000.00 1,250sf of a brand new renovated in 2021 apartment! * In the sought out Edgemont school district. That 10583 zip code with 10/10 rated schools! * read details this amazing place has to offer below: Welcome to 5 Campus Place! A beautiful 2 bed 2 bath 1,250sf co-op apartment in the Edgemont school district. This apartment is impeccable & move in ready!! A full gut renovation done In 2021 that gives a quant building lifestyle, a functionally modern twist. You wont find another apartment in this area with a full pantry, built in bar with a sub zero fridge, bidet toilet, his & hers built in closets, custom kitchen, Lutron dimmable light switches, and the list goes on & on!! Brand new 8 white oak floors making it one of its kind in this complex! This is a co-op with monthly HOA fees of $1,364.87 without the STAR credit. Those fees include heat, water, property maintenance & real estate taxes. Average PSEG bill for a family of 4 that has lived here since 2021 is $140. You will need to pass the board interview for purchase as well. (The list that goes on & on contd): * Lutron dimmable light switches * Custom master bathroom and hallway shower glass doors/handles * Baldwin handles on main entry door, all interior doors including closets * Exhaust fan master bathroom * Custom milwork master and guest bathroom vanity * Pantry closet * Linen closet * his/hers closet and guest bedroom closet * Privacy custom window shades * Hardwood 8 engineered European white oak floors * New led electrical wiring/power panel. New plumbing fixtures/connections * Kitchen sink has cup rinser * Paper towel roll in cabinet * Kitchen aid mixer cabinet * Soft close kitchen drawers * Utensil & oils pull out Drawer * Spice rack pull out * Bidet in master bathroom * Duravit bathroom sinks * Calacatta Marble bathroom counters * Custom kitchen cabinetry design * Integrated smoke alarm system * Kitchen vent hood * Vacuum cabinet * Energy efficient New appliances 2024 * Bar in living area with built-in sub zero wine fridge * Venetian plastering in master bedroom * Wooven Wall paper in entry foyer and marmorino finish on fireplace living room * Marble mantel trim surrounding fireplace * 1 Basement storage unit * Unreserved Parking Spot lots always available * Waitlist for reserved parking spot * Waitlist for outdoor garage

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

Taxation est. · year 1

• Rental income: $57,865
• − Mortgage interest: −$23,527
• − Property taxes: −$6,300
• − Insurance: −$2,100
• − Repairs & maintenance: −$4,629
• − Management: −$4,629
• − Depreciation: −$12,218
• Taxable income: $4,462
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $9,812/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: Edgemont Union Free School District
• NCES district ID: 3610200
• Math proficiency: 85% ▼ -2.00%
• Reading proficiency: 91% ▲ 9.00%
• Median HH income: $177,199
• Composite: 86.43/100
• National rank: #4
• State rank: #2 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
• County: Westchester County · 709,332 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,207
• Household income: $250,001
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 560.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 8% Chinese 6% Spanish 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: ▼ -851.83%
• Current HPI: 283.4725
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

1 event — show timeline

• 2025-09-27 Listed $420,000 ForSaleByOwner.com