370 Central Park Ave Unit 2E · Greenville, NY 10583

$424,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 18 Days on market

Built 1968

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Why this score? — see what drove the C+ 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
• Schools +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 370 Central Park Ave/The Edgemont Cooperatives! One-of-a-kind massive co-op in the sought-after Edgemont school district! As you enter this lovely unit the entry hall has 2 spacious closets which opens to an enormous living room with hardwood parquet floors, high ceilings and lots of natural sunlight. Next you have a fully renovated contemporary galley kitchen with top-of-the-line stainless steel appliances, white modern cabinetry, granite countertops and leads into an ideally sized formal diner room. The hallway to both large bedrooms has a row of closets, for your linens or for storage. In the primary bedroom perfect for a king/queen size bed and added furniture as you'd see fi

Key facts

• Parking
• Community pool
• Built 1968

Property features AI

Finance

• HOA & community: Association managed by EIS Property Management; Community amenities include fitness center, park, playground, and pool

Exterior

• Parking: Assigned parking (1 space); No carport
• Security: Fire alarm; Fire sprinkler system; Key card entry; Smoke detectors; Video cameras
• Utilities: Electric service: Con-Edison; Public sewer; Utilities: See remarks
• Home design: Stock cooperative; Entry level: 2
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Garden; Mailbox; Playground; Community outdoor pool (fenced, above ground); Community pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Granite counters
• Bedrooms: Entry on level 2
• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Elevator; Entrance foyer; Formal dining area; Granite counters; High ceilings; Storage; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $424k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $424k).
• Recommended offer: $418k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $3k of loan paydown is wiped out by about $13k 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 18 days — a 2% lower offer ($418k) is reasonable based on typical stale-listing flexibility.

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 $417,640 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
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 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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 7.6

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-20,913
• Equity at exit: $63,220

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $43,525
• Equity at exit: $36,660

Cash invested: $118,720 (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: 7.6×

Monthly cashflow live

• Estimated rent: $4,658 high
• Mortgage (P&I): −$2,224
• Tax est. 1.5%: −$530 /mo · $6,360/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$978
• Net cashflow: $749

Break-even live

Break-even rent $3,709

Max offer price $424,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,042	-5% $896	+0% $749	+5% $603	+10% $456
Rent	-10% $381	-5% $565	+0% $749	+5% $933	+10% $1,117
Rate	-1.0pp $963	-0.5pp $857	base $749	+0.5pp $639	+1.0pp $528

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: $106,000
• Closing costs: $12,720
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Central Park Ave Apt F8 Scarsdale, NY	2.0	2.0	1200	$3,700	$3.08	5d	1	0.14mi
500 Central Park Ave Scarsdale, NY	2.0	1.5–2.0	1231	$4,425	$3.59	13d	1	0.26mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$5,500	$5.07	1d	1	0.35mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	17d	1	0.35mi
250 S Central Ave Apt 4A Hartsdale, NY	2.0	1.0	1289	$4,350	$3.37	17d	1	0.38mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.38mi
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	22d	1	0.76mi
26 East Pkwy Unit 14A Scarsdale, NY	1.0	1.0	810	$3,500	$4.32	44d	1	1.29mi
45 Popham Rd Unit 5L Scarsdale, NY	2.0	2.0	1041	$5,100	$4.90	7d	1	1.32mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-18
   days on market $424,000 Active 18 DOM
2. 2026-06-17
   days on market $424,000 Active 17 DOM
3. 2026-06-16
   days on market $424,000 Active 16 DOM
4. 2026-06-15
   days on market $424,000 Active 15 DOM
5. 2026-06-13
   days on market $424,000 Active 13 DOM
6. 2026-06-13
   days on market $424,000 Active 12 DOM
7. 2026-06-09
   days on market $424,000 Active 9 DOM
8. 2026-06-08
   days on market $424,000 Active 8 DOM
9. 2026-06-07
   days on market $424,000 Active 7 DOM
10. 2026-06-04
    days on market $424,000 Active 4 DOM
11. 2026-06-03
    days on market $424,000 Active 3 DOM
12. 2026-06-02
    days on market $424,000 Active 2 DOM
13. 2026-06-01
    statusdays on market $424,000 Active 1 DOM
14. 2026-05-31
    days on market $424,000 Coming Soon 9 DOM
15. 2026-05-22
    historical $424,000

ⓘ 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: $55,890
• − Mortgage interest: −$23,751
• − Property taxes: −$6,360
• − Insurance: −$2,120
• − Repairs & maintenance: −$4,471
• − Management: −$4,471
• − Depreciation: −$12,335
• Taxable income: $2,383
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $8,420/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

1 event — show timeline

• 2026-05-22 Coming Soon $424,000 OneKey® MLS as Distributed by MLS Grid