370 Central Park Ave Unit 4H · Greenville, NY 10583

$110,250

1 bd · 1.0 ba · 726 sqft · Condo · 42 Days on market

Built 1969 Fair condition $152/sqft · 53% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Edgemont — a bright and spacious 1-bedroom co-op offering exceptional value and endless potential in one of Scarsdale’s most desirable communities. This inviting residence features an oversized formal living room filled with natural light, a charming dining area perfect for everyday meals or entertaining, a functional galley kitchen, a generously sized primary bedroom, and a full hall bathroom. Beautiful hardwood parquet floors run throughout the home, adding warmth and character to the space. The apartment offers a fantastic opportunity for buyers looking to customize and update to their personal taste while enjoying a well-maintained and professionally managed c

Key facts

• In-ground pool
• On-site laundry
• Parking

Tags

• IN-GROUND POOL
• PROFESSIONALLY MANAGED COMPLEX
• ON-SITE LAUNDRY
• CONVENIENT PARKING OPTIONS
• BEAUTIFULLY MAINTAINED GROUNDS
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Living area reported by appraiser
• HOA & community: Association: The Edgemont; Building amenities include elevator(s) and a pool; Association fee includes common area maintenance, grounds care, heat, hot water, and sewer

Exterior

• Parking: Parking lot with one parking space
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Stock cooperative; One story; Entry level: 1; Located between 3rd and 5th floors (building-level location noted)
• Construction: Brick construction; Fixer condition
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: One bedroom on the entry level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Galley kitchen; Open floor plan; Finished full basement (common area)
• Laundry & utility: Common area laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.3% 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.
• 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.
• Zoned schools: Greenville School (math 84% / reading 93%, grade A+, #62 of 2,108 statewide, top 3%, 551 students, 0% FRL); Edgemont Junior-Senior High School (math 85% / reading 86%, grade A, #366 of 1,100 statewide, top 33%, 949 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 293 active listings in the ZIP; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent is only 17% of the median local income ($250k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $762 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• 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 $106,942 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.20% ✓
• Cap rate: 28.31%
• Cash-on-cash: 78.65%
• DSCR: 4.50
• GRM: 2.6

CMA / ARV

• ARV (median comp): $235,231
• List price: $110,250
• Delta: -53.13%
• 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: 78.7%
• Equity multiple: 4.60×
• Total profit: $111,046
• Equity at exit: $16,439

10-year hold

• IRR: 82.3%
• Equity multiple: 9.51×
• Total profit: $262,839
• Equity at exit: $9,532

Cash invested: $30,870 (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: 293
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $3,525 medium
• Mortgage (P&I): −$578
• Tax est. 1.5%: −$138 /mo · $1,654/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $2,023

Break-even live

Break-even rent $964

Max offer price $110,250

Occupancy floor 38%

Sensitivity live

Price	-10% $2,099	-5% $2,061	+0% $2,023	+5% $1,985	+10% $1,947
Rent	-10% $1,745	-5% $1,884	+0% $2,023	+5% $2,162	+10% $2,302
Rate	-1.0pp $2,079	-0.5pp $2,051	base $2,023	+0.5pp $1,995	+1.0pp $1,966

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: $27,562
• Closing costs: $3,308
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 19 events

1. 2026-06-21
   days on market $110,250 Active 42 DOM
2. 2026-06-18
   days on market $110,250 Active 39 DOM
3. 2026-06-17
   days on market $110,250 Active 38 DOM
4. 2026-06-16
   days on market $110,250 Active 37 DOM
5. 2026-06-15
   days on market $110,250 Active 36 DOM
6. 2026-06-13
   days on market $110,250 Active 34 DOM
7. 2026-06-13
   days on market $110,250 Active 33 DOM
8. 2026-06-09
   days on market $110,250 Active 30 DOM
9. 2026-06-08
   days on market $110,250 Active 29 DOM
10. 2026-06-07
    days on market $110,250 Active 28 DOM
11. 2026-06-04
    days on market $110,250 Active 25 DOM
12. 2026-06-03
    days on market $110,250 Active 24 DOM
13. 2026-06-02
    days on market $110,250 Active 23 DOM
14. 2026-06-01
    days on market $110,250 Active 22 DOM
15. 2026-05-31
    days on market $110,250 Active 21 DOM
16. 2026-05-08
    listed $110,250 Active 1508-char remark
17. 2023-09-05
    status Pending
18. 2023-09-05
    historical
19. 2023-08-01
    listed $110,250 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $42,305
• − Mortgage interest: −$6,176
• − Property taxes: −$1,654
• − Insurance: −$551
• − Repairs & maintenance: −$3,384
• − Management: −$3,384
• − Depreciation: −$3,207
• Taxable income: $23,949
• Est. tax owed @ 24.0%: −$5,748
• After-tax cash flow: $18,531/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 1-bedroom co-op requires moderate renovations to its kitchen and bathroom, but the exterior and interior walls are in good condition. A comprehensive kitchen and bathroom renovation would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major kitchen countertops — worn and outdated
• Minor bathroom fixtures — basic and outdated

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen would significantly increase appeal and value
• Resale bathroom update — updating the bathroom would improve the overall appeal and functionality
• Both landscaping — enhancing the landscaping would improve curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
kitchen countertops · worn and outdated	Major	$15,000–50,000
bathroom fixtures · basic and outdated	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale kitchen renovation — modernizing the kitchen would significantly increase appeal and value ↑
• Resale bathroom update — updating the bathroom would improve the overall appeal and functionality ↑
• Both landscaping — enhancing the landscaping would improve curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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
• County: Westchester County · 709,332 people
• City population: 3,648
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-08 Listed $110,250 OneKey® MLS as Distributed by MLS Grid
• 2023-09-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-09-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-08-01 Listed $110,250 OneKey® MLS as Distributed by MLS Grid