3 Sentry Pl Unit 2A · Greenville, NY 10583

$249,900

1 bd · 1.0 ba · 825 sqft · Condo · 23 Days on market

Built 1939

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Scarsdale Country Estates a Pet Friendly Cooperative in the reputable Edgemont School District. These Garden Apartments have lush landscaping and easy access to NYC via Express Bus in front of complex or the commuter Bus to Scarsdale Train Station. Walk to and from the Edgemont Jr/High School located across the street. This sunny second floor apartment was renovated in 2018 with all new floors, new kitchen with quartz counters, stainless steel appliances and an updated bath with soaking tub and glass shower doors. Living room features french doors, sitting area and dining area, plenty of closes, one storage bin is included and laundry is in the basement. Sentry Place is a private cooperative community with a huge parking lot, tandem, reserved spots and garages, just off Central Park Avenue with a 24-Fitness Gym (membership required) and 24-Hour Market & Gas Station across street. Close to schools, shopping & restaurants. Come see why this is the ideal place to call Home! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• Garage
• Built 1939
• Listed 23 days

🏢 Co-op / cooperative unit. The $249,900 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 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 292 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent is only 18% 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 $2k of loan paydown is wiped out by about $7k 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 $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1939 — 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 $246,151 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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 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: 1.47% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.10%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $30,002
• Equity at exit: $37,261

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $117,169
• Equity at exit: $21,607

Cash invested: $69,972 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,669 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $1,105

Break-even live

Break-even rent $2,270

Max offer price $249,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,278	-5% $1,192	+0% $1,105	+5% $1,019	+10% $933
Rent	-10% $815	-5% $960	+0% $1,105	+5% $1,250	+10% $1,395
Rate	-1.0pp $1,231	-0.5pp $1,169	base $1,105	+0.5pp $1,041	+1.0pp $975

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	44d	1	0.89mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$3,000	$2.77	0d	1	0.93mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	18d	1	0.93mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	8d	1	0.94mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.95mi
10 Wright Pl Unit A5 Scarsdale, NY	1.0	1.0	700	$2,550	$3.64	17d	1	1.10mi
10 Wright Pl Unit C4 Scarsdale, NY	1.0	1.0	700	$2,499	$3.57	25d	1	1.10mi
10 Wright Pl Unit C6 Scarsdale, NY	1.0	1.0	650	$2,399	$3.69	25d	1	1.10mi
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	22d	1	1.31mi
69 Harney Rd Unit 6B Scarsdale, NY	1.0	1.0	725	$2,850	$3.93	44d	1	1.46mi

HOA detail condo

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

Listing history 31 events

1. 2026-04-17
   status Pending
2. 2026-03-26
   listed $249,900 Active
3. 2026-03-24
   historical $249,900
4. 2023-07-31
   soldstatus $235,000 Closed 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to Scarsdale Country Estates a Pet Friendly Cooperative in the reputable Edgemont School District. These Garden Apartments have lush landscaping and easy access to NYC via Express Bus in front of complex or the commuter Bus to Scarsdale Train Station. Walk to and from the Edgemont Jr/High School located across the street. This sunny second floor apartment was renovated in 2018 with all new floors, new kitchen with quartz counters, stainless steel appliances and an updated bath with soaking tub and glass shower doors. Living room features french doors, sitting area and dining area, plenty of closes, one storage bin is included and laundry is in the basement. Sentry Place is a private cooperative community with a huge parking lot, tandem, reserved spots and garages, just off Central Park Avenue with a 24-Fitness Gym (membership required) and 24-Hour Market & Gas Station across street. Close to schools, shopping & restaurants. Come see why this is the ideal place to call Home! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

5. 2023-05-26
   status Pending 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to Scarsdale Country Estates a Pet Friendly Cooperative in the reputable Edgemont School District. These Garden Apartments have lush landscaping and easy access to NYC via Express Bus in front of complex or the commuter Bus to Scarsdale Train Station. Walk to and from the Edgemont Jr/High School located across the street. This sunny second floor apartment was renovated in 2018 with all new floors, new kitchen with quartz counters, stainless steel appliances and an updated bath with soaking tub and glass shower doors. Living room features french doors, sitting area and dining area, plenty of closes, one storage bin is included and laundry is in the basement. Sentry Place is a private cooperative community with a huge parking lot, tandem, reserved spots and garages, just off Central Park Avenue with a 24-Fitness Gym (membership required) and 24-Hour Market & Gas Station across street. Close to schools, shopping & restaurants. Come see why this is the ideal place to call Home! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

6. 2023-04-21
   listed $259,000 Active 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to Scarsdale Country Estates a Pet Friendly Cooperative in the reputable Edgemont School District. These Garden Apartments have lush landscaping and easy access to NYC via Express Bus in front of complex or the commuter Bus to Scarsdale Train Station. Walk to and from the Edgemont Jr/High School located across the street. This sunny second floor apartment was renovated in 2018 with all new floors, new kitchen with quartz counters, stainless steel appliances and an updated bath with soaking tub and glass shower doors. Living room features french doors, sitting area and dining area, plenty of closes, one storage bin is included and laundry is in the basement. Sentry Place is a private cooperative community with a huge parking lot, tandem, reserved spots and garages, just off Central Park Avenue with a 24-Fitness Gym (membership required) and 24-Hour Market & Gas Station across street. Close to schools, shopping & restaurants. Come see why this is the ideal place to call Home! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

7. 2023-04-20
   historical $259,000 1077-char remark

   Show marketing remark (1077 chars)

   Welcome to Scarsdale Country Estates a Pet Friendly Cooperative in the reputable Edgemont School District. These Garden Apartments have lush landscaping and easy access to NYC via Express Bus in front of complex or the commuter Bus to Scarsdale Train Station. Walk to and from the Edgemont Jr/High School located across the street. This sunny second floor apartment was renovated in 2018 with all new floors, new kitchen with quartz counters, stainless steel appliances and an updated bath with soaking tub and glass shower doors. Living room features french doors, sitting area and dining area, plenty of closes, one storage bin is included and laundry is in the basement. Sentry Place is a private cooperative community with a huge parking lot, tandem, reserved spots and garages, just off Central Park Avenue with a 24-Fitness Gym (membership required) and 24-Hour Market & Gas Station across street. Close to schools, shopping & restaurants. Come see why this is the ideal place to call Home! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

8. 2019-09-03
   historical
9. 2019-06-04
   listed $229,000 Active
10. 2018-02-09
    soldstatus $187,000 Sold
11. 2017-11-19
    historical Pending
12. 2017-08-09
    price $187,000
13. 2017-05-19
    listed $189,000 Active
14. 2014-03-15
    price $170,000
15. 2010-06-30
    soldstatus $170,000 Sold
16. 2010-05-26
    historical
17. 2010-04-26
    historical Pending
18. 2010-04-26
    price $189,900
19. 2009-11-03
    price $189,900 Active
20. 2009-11-03
    status Active
21. 2009-10-31
    historical
22. 2009-07-13
    price $199,900
23. 2009-04-30
    price $214,900
24. 2009-04-08
    listed $224,900
25. 2007-02-05
    soldstatus $225,000
26. 2006-10-30
    price $245,000
27. 2006-10-30
    historical
28. 2006-07-26
    listed $225,000
29. 2000-11-10
    soldstatus $89,900
30. 2000-07-20
    historical
31. 2000-06-08
    listed $89,900

ⓘ 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 ≥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: $44,033
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$2,047
• − Repairs & maintenance: −$3,523
• − Management: −$3,523
• − Depreciation: −$7,270
• Taxable income: $9,924
• Est. tax owed @ 24.0%: −$2,382
• After-tax cash flow: $10,883/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 — 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

+178.0% since first listed

31 events — show timeline

• 2026-04-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-26 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Coming Soon $249,900 OneKey® MLS as Distributed by MLS Grid
• 2023-07-31 Sold (MLS) $235,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-04-21 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-20 Coming Soon $259,000 OneKey® MLS as Distributed by MLS Grid
• 2019-09-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-06-04 Listed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-09 Sold (MLS) $187,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-19 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-08-09 Price Changed $187,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-19 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $170,000 HGMLS
• 2010-06-30 Sold (MLS) $170,000 HGMLS
• 2010-05-26 Delisted — HGMLS
• 2010-04-26 Contingent — HGMLS
• 2010-04-26 Price Changed $189,900 HGMLS
• 2009-11-03 Relisted — HGMLS
• 2009-11-03 Price Changed $189,900 HGMLS
• 2009-10-31 Delisted — HGMLS
• 2009-07-13 Price Changed $199,900 HGMLS
• 2009-04-30 Price Changed $214,900 HGMLS
• 2009-04-08 Listed $224,900 HGMLS
• 2007-02-05 Sold (MLS) $225,000 HGMLS
• 2006-10-30 Delisted — HGMLS
• 2006-10-30 Price Changed $245,000 HGMLS
• 2006-07-26 Listed $225,000 HGMLS
• 2000-11-10 Sold (MLS) $89,900 HGMLS
• 2000-07-20 Delisted — HGMLS
• 2000-06-08 Listed $89,900 HGMLS