300 Manville Rd Unit C22 · Pleasantville, NY 10570

$185,000

1 bd · 1.0 ba · 600 sqft · Condo · 19 Days on market

Built 1948

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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
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This One bedroom unit is in very good condition with hardwood floors, lots of natural light, high ceilings, galley style kitchen, storage room, laundry room and an out door parking space. It's easy walking distance to bus, train, shops, schools, parks, public library and Jacob Burns Film Center.

Key facts

• Laundry facilities
• One bedroom co-op
• Close to train

Tags

• ONE BEDROOM CO-OP
• LINEAR KITCHEN
• LAUNDRY FACILITIES
• OUTDOOR PARKING SPACE
• PLEASANTVILLE LOCATION
• CLOSE TO TRAIN

Property features AI

Finance

• HOA & community: Association: Commons Of Pleasantville; Additional capital improvement fee of $99 monthly (expires 10/26)

Exterior

• Parking: Assigned parking (1 space); No carport
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer connected; Water connected
• Home design: Stock cooperative; Entry level: 2
• Construction: Vinyl siding construction
• Exterior features: Not waterfront; Vinyl siding

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 rooms total
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Open floor plan; Basement with common and storage space; One-level living
• Laundry & utility: Laundry in basement (common area)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.1% in Pleasantville — 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 77/100 on livability (#194 in NY, #2,992 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Pleasantville Union Free School District (suburban): math 71% / reading 83% proficiency, ranked #46 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Bedford Road School (math 69% / reading 85%, grade A, #244 of 2,108 statewide, top 13%, 569 students, 11% FRL); Pleasantville Middle School (math 62% / reading 81%, grade A, #82 of 729 statewide, top 11%, 468 students, 13% FRL); Pleasantville High School (math 98% / reading 87%, grade A+, #158 of 1,100 statewide, top 15%, 593 students, 0% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 44 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $160k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wind risk, 26% 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 $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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 A-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: 1.56% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.34%
• DSCR: 2.04
• GRM: 5.3

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: 14.5%
• Equity multiple: 1.58×
• Total profit: $30,044
• Equity at exit: $27,584

10-year hold

• IRR: 23.2%
• Equity multiple: 3.00×
• Total profit: $103,685
• Equity at exit: $15,995

Cash invested: $51,800 (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 10570

• Active inventory: 44
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,894 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $941

Break-even live

Break-even rent $1,702

Max offer price $185,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,069	-5% $1,005	+0% $941	+5% $877	+10% $813
Rent	-10% $712	-5% $827	+0% $941	+5% $1,055	+10% $1,170
Rate	-1.0pp $1,034	-0.5pp $988	base $941	+0.5pp $893	+1.0pp $844

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
441 Manville Rd Unit 4 Pleasantville, NY	2.0	1.0	650	$3,550	$5.46	0d	1	0.32mi
3 Maiden Ln #1 Pleasantville, NY	1.0	1.0	500	$2,300	$4.60	17d	1	0.67mi
3 Maiden Ln #1 Pleasantville, NY	1.0	1.0	500	$2,300	$4.60	19d	1	0.67mi
60 Kensico Rd #22 Thornwood, NY	1.0	1.0	738	$2,450	$3.32	25d	1	1.02mi

HOA detail condo

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

Listing history 7 events

1. 2026-05-14
   status Pending
2. 2026-04-09
   listed $185,000 Active
3. 2014-03-15
   price $160,000 296-char remark

   Show marketing remark (296 chars)

   This One bedroom unit is in very good condition with hardwood floors, lots of natural light, high ceilings, galley style kitchen, storage room, laundry room and an out door parking space. It's easy walking distance to bus, train, shops, schools, parks, public library and Jacob Burns Film Center.

4. 2008-11-06
   soldstatus $160,000 296-char remark

   Show marketing remark (296 chars)

   This One bedroom unit is in very good condition with hardwood floors, lots of natural light, high ceilings, galley style kitchen, storage room, laundry room and an out door parking space. It's easy walking distance to bus, train, shops, schools, parks, public library and Jacob Burns Film Center.

5. 2008-11-06
   historical 296-char remark

   Show marketing remark (296 chars)

   This One bedroom unit is in very good condition with hardwood floors, lots of natural light, high ceilings, galley style kitchen, storage room, laundry room and an out door parking space. It's easy walking distance to bus, train, shops, schools, parks, public library and Jacob Burns Film Center.

6. 2008-09-16
   price $175,000 296-char remark

   Show marketing remark (296 chars)

   This One bedroom unit is in very good condition with hardwood floors, lots of natural light, high ceilings, galley style kitchen, storage room, laundry room and an out door parking space. It's easy walking distance to bus, train, shops, schools, parks, public library and Jacob Burns Film Center.

7. 2008-07-11
   listed $175,000 296-char remark

   Show marketing remark (296 chars)

   This One bedroom unit is in very good condition with hardwood floors, lots of natural light, high ceilings, galley style kitchen, storage room, laundry room and an out door parking space. It's easy walking distance to bus, train, shops, schools, parks, public library and Jacob Burns Film Center.

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,725
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,778
• − Management: −$2,778
• − Depreciation: −$5,382
• Taxable income: $8,926
• Est. tax owed @ 24.0%: −$2,142
• After-tax cash flow: $9,151/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: Pleasantville Union Free School District
• NCES district ID: 3623310
• Math proficiency: 71% ▼ -6.00%
• Reading proficiency: 83% ▲ 7.00%
• Median HH income: $115,887
• Composite: 71.43/100
• National rank: #227
• State rank: #46 of 590 in NY

Livability — Pleasantville

• Score: 77/100
• State rank: #194
• US rank: #2992

Category grades

Amenities F Commute B Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, NY
• County: Westchester County · 709,332 people
• City population: 13,289
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 13,289
• Household income: $183,833
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 281.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 4%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 2% Chinese 1%

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: ▼ -695.32%
• Current HPI: 277.2529
• 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

+5.7% since first listed

7 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $160,000 HGMLS
• 2008-11-06 Delisted — HGMLS
• 2008-11-06 Sold (MLS) $160,000 HGMLS
• 2008-09-16 Price Changed $175,000 HGMLS
• 2008-07-11 Listed $175,000 HGMLS