1118 Colony Dr · Hartsdale, NY 10530

$529,999

4 bd · 2.5 ba · 2,300 sqft · Townhouse · 3 Days on market

Built 1967 11 ac lot Est $752k · 30% under $923/mo HOA · 13% of rent

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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 +23.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• DSCR +7.4/10.0
• 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

Chalet Style Living! This spacious tri-level end-unit townhouse at The Colony showcases a thoughtfully designed, functional layout with strong structural integrity. Featuring 4 bedrooms and 2.5 baths, this condo presents a rare opportunity to customize and create the space you have always envisioned. The welcoming oversized entry foyer with double closets and half bath sets the tone for this spacious unit. The layout flows seamlessly into an expansive eat-in-kitchen, perfect for everyday living. Just beyond the formal dining room, overlooks a dramatic sunken living room, highlighted by sliding glass doors that open to a sun-filled balcony. The second level features a generously sized primar

Key facts

• Utility room
• Covered patio
• Sun-filled balcony

Tags

• TRI-LEVEL END-UNIT TOWNHOUSE
• OVERSIZED ENTRY FOYER
• EXPANSIVE EAT-IN-KITCHEN
• SUN-FILLED BALCONY
• COVERED PATIO
• UTILITY ROOM

Property features AI

Finance

• Other: Community features: curbs, park, playground, pool, sidewalks
• HOA & community: Has association; Monthly association fee; Association amenities include landscaping, live-in super, grounds maintenance, park, parking, playground, pool, recreation facilities, snow removal, and trash; Association fee covers common area maintenance, exterior maintenance, grounds care, pool service, sewer, snow removal, and trash; Additional monthly fee for capital improvements and new roof

Exterior

• Parking: 2 parking spaces total; Assigned and unassigned common parking
• Security: Smoke detectors
• Utilities: Electric service by Con-Edison; Public sewer; Trash collection (public)
• Home design: Townhouse; Condominium; Tri-level; Entry level: 1; Property condition: Actual
• Construction: Block and stucco construction; Other foundation
• Exterior features: Balcony; Garden; Exterior lighting; Mailbox; Playground on-site; Private entrance; Pool/Spa on property; Pool is fenced, in-ground, outdoor with pool cover; Corner lot; Front yard; Landscaped grounds; Near golf course; Near public transit; Near shops; Partially wooded; Paved areas; Private setting; Restrictions

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Pantry; Open kitchen with eat-in area
• Bedrooms: Tri-level layout with multiple bedrooms (total rooms: 9)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air (electric); Electric forced air heating
• Interior features: Beamed ceilings; Cathedral ceilings; Chandelier; Eat-in kitchen; Entrance foyer; Formal dining; High ceilings; His and hers closets; Natural woodwork; Open kitchen; Original details; Pantry; Primary bathroom; Recessed lighting; Storage; Walk-in closets; Washer/Dryer hookup; Storm door(s); Oversized windows; Covered patio
• Laundry & utility: In-unit washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $530k.

Deal economics

• At list price, monthly cash flow is $943 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $530k).
• Cap rate 8.4% 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.
• Zoned schools: Lee F Jackson School (261 students, 41% FRL); Woodlands Middle/High School (math 62% / reading 52%, grade C, #887 of 1,100 statewide, top 82%, 681 students, 66% FRL).
• Market conditions: 156 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $4k of loan paydown is wiped out by about $16k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $529,999

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $752,100
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 Fox Glen Dr Unit 1301 The Colony	0.12mi	4/2.5	2,400 (+4%)	9mo	$615,000	$256	80
1111 Colony Dr #1111	0.01mi	4/2.5	1,968 (-14%)	11mo	$500,000	$254	66
1114 Colony Dr	0.00mi	3/2.5 (-1)	2,069 (-10%)	23mo	$540,000	$261	59
106 Stone Oaks Dr	0.63mi	3/3.5 (-1)	2,227 (-3%)	6mo	$960,000	$431	51
113 Stone Oaks Dr	0.65mi	3/2.5 (-1)	2,217 (-4%)	11mo	$725,000	$327	50
426 Pine Grove Ln	0.46mi	3/3.5 (-1)	2,397 (+4%)	20mo	$930,000	$388	46

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-25,114
• Equity at exit: $79,025

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $58,291
• Equity at exit: $45,825

Cash invested: $148,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $7,030 high
• Mortgage (P&I): −$2,779
• Tax from tax record: −$687 /mo · $8,248/yr
• Insurance: −$221
• HOA: −$923
• Vacancy / Maint / Mgmt: −$1,476
• Net cashflow: $943

Break-even live

Break-even rent $5,836

Max offer price $529,999

Occupancy floor 82%

Sensitivity live

Price	-10% $1,243	-5% $1,093	+0% $943	+5% $793	+10% $643
Rent	-10% $388	-5% $666	+0% $943	+5% $1,221	+10% $1,499
Rate	-1.0pp $1,210	-0.5pp $1,078	base $943	+0.5pp $806	+1.0pp $666

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Homewood Rd Hartsdale, NY	3.0	2.0	1868	$7,000	$3.75	25d	1	0.36mi
82 Quinby Ave White Plains, NY	4.0	1.5	2350	$6,000	$2.55	0d	1	0.87mi
19 Primrose Ave W White Plains, NY	4.0	2.5	2717	$8,550	$3.15	3d	1	1.15mi
12 Francine Ct White Plains, NY	4.0	2.5	2000	$6,800	$3.40	16d	1	1.37mi
107 Winding Ridge Rd #107 White Plains, NY	4.0	3.5	3000	$7,500	$2.50	25d	1	1.40mi

HOA detail

• Monthly dues: $923 · $11,076/yr

Listing history 3 events

1. 2026-06-21
   days on market $529,999 Coming Soon 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $529,999 Coming Soon 1 DOM

ⓘ 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: $8,248 · $687/mo
• Projected year-2 tax: $8,603 · $717/mo
• Expected delta: +$354/yr (+$30/mo · 4.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 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: $84,362
• − Mortgage interest: −$29,688
• − Property taxes: −$8,248
• − Insurance: −$2,650
• − Repairs & maintenance: −$6,749
• − Management: −$6,749
• − HOA: −$11,076
• − Depreciation: −$15,418
• Taxable income: $3,784
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $10,412/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

• 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

1 event — show timeline

• 2026-06-18 Coming Soon $529,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $8,248 · +5.7% YoY. Source: county tax records.