6 Sunset Ln · Hartsdale, NY 10530

$1,250,000

6 bd · 4.5 ba · 4,200 sqft · SingleFamily · 29 Days on market

Built 1928 0.69 ac lot $298/sqft · 34% below area Est $1907k · 34% under

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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
• DSCR +8.2/10.0
• 1% rule +7.1/10.0
• 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

Looking for a tranquil oasis to escape the hustle bustle?....look no further! Nestled high in a serene woodland setting this property offers it all...the calm of country living yet only minutes away from all the modern conveniences that the beautiful hamlet of Hartsdale has to offer. Only a 5 minute car ride to Hartsdale Metro North providing a 45 minute direct train ride into NYC. Sitting on just over 30,000 sq ft of land (0.7 acres) in a small private cul de sac, this 4 level, 4200 sq ft property boasts 6 bedrooms, 3 full bathrooms and a 1st level powder room. It has been beautifully renovated while still maintaining its old world charm with lovingly restored features such as original hardwood double doors and flooring. The entrance level offers a beautiful foyer and 2 reception rooms both with stunning functional fireplaces, a fully renovated kitchen with large island, complete with all modern appliances. From the kitchen you can access the sun drenched deck offering a birds eye view of the river and surrounding woodland area, where you can sit and watch the roaming deer in their natural habitat. The 2nd level offers an en-suite master bedroom with spacious walk in closet and bathroom featuring a large walk-in shower and soaking tub. This 2nd level offers a further 2 bedrooms, full hall bath and convenient 2nd floor laundry The 3rd level provides a further 2 sun drenched bedrooms and full hall bathroom. The finished basement offers more functional living space, currently being used as a home office and further guest bedroom, complete with full bathroom . Access is given here to the lower level backyard. The detached 2 car garage has a finished 2nd level loft area, ideal for playroom or artist studio. If looking for a tranquil relaxing place to call home but still require convenient access to shops, stores and transportation this property ticks all the boxes!

Key facts

• Sun drenched deck
• Private cul de sac
• 0.69 acre lot

Tags

• PRIVATE CUL DE SAC
• FULLY RENOVATED KITCHEN
• SUN DRENCHED DECK
• ORIGINAL HARDWOOD DOUBLE DOORS
• FUNCTIONAL FIREPLACES
• SPACIOUS WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 6-bed/4.5-bath single-family listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.25M).
• Recommended offer: $1.23M (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Market conditions: 156 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $9k of loan paydown is wiped out by about $38k 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 29 days — a 2% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $265k; list at $1.25M implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,231,250 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 6.9

CMA / ARV

• ARV (median comp): $1,907,013
• List price: $1,250,000
• Delta: -34.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 S Healy Ave	0.08mi	5/5.0 (-1)	4,632 (+10%)	12mo	$950,000	$205	62
20 Topland Rd	0.70mi	5/4.5 (-1)	3,900 (-7%)	13mo	$1,325,000	$340	40
227 Underhill Rd	0.70mi	5/4.5 (-1)	3,914 (-7%)	20mo	$1,575,000	$402	35
31 Club Way	0.62mi	5/4.0 (-1)	4,795 (+14%)	8mo	$1,980,000	$413	34
33 Highridge Rd	0.56mi	5/5.5 (-1)	4,636 (+10%)	23mo	$2,500,000	$539	29
233 Old Colony Rd	0.69mi	5/4.5 (-1)	3,635 (-14%)	17mo	$1,795,000	$494	27

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-25,585
• Equity at exit: $186,379

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $207,157
• Equity at exit: $108,077

Cash invested: $350,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $15,129 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$2,106 /mo · $25,275/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,177
• Net cashflow: $2,770

Break-even live

Break-even rent $11,623

Max offer price $1,250,000

Occupancy floor 77%

Sensitivity live

Price	-10% $3,477	-5% $3,124	+0% $2,770	+5% $2,416	+10% $2,062
Rent	-10% $1,575	-5% $2,172	+0% $2,770	+5% $3,367	+10% $3,965
Rate	-1.0pp $3,399	-0.5pp $3,088	base $2,770	+0.5pp $2,446	+1.0pp $2,116

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.16mi
7 Harcourt Rd Scarsdale, NY	6.0	5.5	4788	$19,500	$4.07	2d	1	1.44mi

Listing history 13 events

1. 2026-05-14
   status Pending 1908-char remark

   Show marketing remark (1908 chars)

   Looking for a tranquil oasis to escape the hustle bustle?....look no further! Nestled high in a serene woodland setting this property offers it all...the calm of country living yet only minutes away from all the modern conveniences that the beautiful hamlet of Hartsdale has to offer. Only a 5 minute car ride to Hartsdale Metro North providing a 45 minute direct train ride into NYC. Sitting on just over 30,000 sq ft of land (0.7 acres) in a small private cul de sac, this 4 level, 4200 sq ft property boasts 6 bedrooms, 3 full bathrooms and a 1st level powder room. It has been beautifully renovated while still maintaining its old world charm with lovingly restored features such as original hardwood double doors and flooring. The entrance level offers a beautiful foyer and 2 reception rooms both with stunning functional fireplaces, a fully renovated kitchen with large island, complete with all modern appliances. From the kitchen you can access the sun drenched deck offering a birds eye view of the river and surrounding woodland area, where you can sit and watch the roaming deer in their natural habitat. The 2nd level offers an en-suite master bedroom with spacious walk in closet and bathroom featuring a large walk-in shower and soaking tub. This 2nd level offers a further 2 bedrooms, full hall bath and convenient 2nd floor laundry The 3rd level provides a further 2 sun drenched bedrooms and full hall bathroom. The finished basement offers more functional living space, currently being used as a home office and further guest bedroom, complete with full bathroom . Access is given here to the lower level backyard. The detached 2 car garage has a finished 2nd level loft area, ideal for playroom or artist studio. If looking for a tranquil relaxing place to call home but still require convenient access to shops, stores and transportation this property ticks all the boxes!

2. 2026-04-14
   listed $1,250,000 Active 1908-char remark

   Show marketing remark (1908 chars)

   Looking for a tranquil oasis to escape the hustle bustle?....look no further! Nestled high in a serene woodland setting this property offers it all...the calm of country living yet only minutes away from all the modern conveniences that the beautiful hamlet of Hartsdale has to offer. Only a 5 minute car ride to Hartsdale Metro North providing a 45 minute direct train ride into NYC. Sitting on just over 30,000 sq ft of land (0.7 acres) in a small private cul de sac, this 4 level, 4200 sq ft property boasts 6 bedrooms, 3 full bathrooms and a 1st level powder room. It has been beautifully renovated while still maintaining its old world charm with lovingly restored features such as original hardwood double doors and flooring. The entrance level offers a beautiful foyer and 2 reception rooms both with stunning functional fireplaces, a fully renovated kitchen with large island, complete with all modern appliances. From the kitchen you can access the sun drenched deck offering a birds eye view of the river and surrounding woodland area, where you can sit and watch the roaming deer in their natural habitat. The 2nd level offers an en-suite master bedroom with spacious walk in closet and bathroom featuring a large walk-in shower and soaking tub. This 2nd level offers a further 2 bedrooms, full hall bath and convenient 2nd floor laundry The 3rd level provides a further 2 sun drenched bedrooms and full hall bathroom. The finished basement offers more functional living space, currently being used as a home office and further guest bedroom, complete with full bathroom . Access is given here to the lower level backyard. The detached 2 car garage has a finished 2nd level loft area, ideal for playroom or artist studio. If looking for a tranquil relaxing place to call home but still require convenient access to shops, stores and transportation this property ticks all the boxes!

3. 2026-04-13
   historical
4. 2025-10-16
   listed $1,390,000 Active
5. 2025-10-15
   historical
6. 2025-06-06
   listed $1,400,000 Active
7. 2019-03-15
   historical
8. 2018-08-14
   historical Pending
9. 2018-07-18
   listed $899,000 Active
10. 2014-03-15
    price $265,000
11. 2009-04-09
    soldstatus $265,000
12. 2009-04-07
    soldstatus $265,000
13. 2009-03-04
    price $299,000

ⓘ 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: $25,275 · $2,106/mo
• Projected year-2 tax: $25,275 · $2,106/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $181,548
• − Mortgage interest: −$70,019
• − Property taxes: −$25,275
• − Insurance: −$6,250
• − Repairs & maintenance: −$14,524
• − Management: −$14,524
• − Depreciation: −$36,364
• Taxable income: $14,593
• Est. tax owed @ 24.0%: −$3,502
• After-tax cash flow: $29,735/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

+318.1% since first listed

13 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Listed $1,390,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-06 Listed $1,400,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-08-14 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-07-18 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $265,000 HGMLS
• 2009-04-09 Sold (Public Records) $265,000 Public Records
• 2009-04-07 Sold (MLS) $265,000 HGMLS
• 2009-03-04 Price Changed $299,000 HGMLS

Property tax history

+4.3%/yr

Latest (2025): $25,275 · +12.4% YoY. Source: county tax records.