206 Emerson Ave · Hartsdale, NY 10530

$839,900

4 bd · 2.5 ba · 2,371 sqft · SingleFamily · 14 Days on market

Built 1975 9,579 sqft lot Est $944k · 11% under

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Why this score? — see what drove the D+ 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 +13.9/30.0
• ARV discount +12.4/15.0
• Schools +4.9/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on a quiet residential street in the highly sought-after Poets Corner neighborhood, this lovingly maintained home offers a gracious layout and the opportunity to personalize at your own pace. Designed for both entertaining and everyday living, the heart of the home features a charming country kitchen with a spacious eat-in dining area and seamless access to either a formal dining room or a cozy family room. Rounding out the main level is a generously sized living room that comfortably accommodates gatherings both large and small. A striking floating staircase serves as an architectural focal point, adding visual interest while connecting the main living spaces to the upper level. Upstai

Key facts

• 9,579 sq ft lot
• 2 garage spots
• Built 1975

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $840k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $704k (16.2% below list).
• Recommended offer: $704k (16.2% below list) — sets the bar for 1% rule.

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); Richard J Bailey School (math 45% / reading 53%, grade C-, #294 of 729 statewide, top 41%, 336 students, 0% 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 18d 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 $6k of loan paydown is wiped out by about $25k 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 14 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 $704,254 (16.2% below list)

Questions for the listing agent

1. Built in 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $943,658
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Emerson Ave	0.00mi	4/2.5	2,371 (0%)	1mo	$899,000	$379	99
132 Holmes Ave	0.06mi	4/4.0	2,520 (+6%)	4mo	$885,000	$351	78
6 Burns St	0.11mi	3/2.5 (-1)	2,394 (+1%)	17mo	$953,000	$398	74
12 Jennifer Ln	0.43mi	4/2.0	2,280 (-4%)	3mo	$775,000	$340	69
1 Topland Rd	0.55mi	4/2.5	2,325 (-2%)	12mo	$1,035,000	$445	61
8 Hood Ct	0.25mi	3/2.5 (-1)	2,574 (+9%)	10mo	$1,200,000	$466	61
320 W Hartsdale Ave	0.45mi	3/3.0 (-1)	2,428 (+2%)	14mo	$1,030,000	$424	57
18 Barnaby Ln	0.64mi	3/2.0 (-1)	2,352 (-1%)	7mo	$950,000	$404	56
67 Ridge Rd	0.66mi	4/2.5	2,254 (-5%)	10mo	$875,000	$388	53
445 Ridge Rd	0.44mi	3/2.0 (-1)	2,585 (+9%)	10mo	$880,000	$340	49
29 Whittier St	0.31mi	3/2.0 (-1)	2,072 (-13%)	14mo	$878,000	$424	46
13 Jean Ln	0.45mi	5/3.0 (+1)	2,608 (+10%)	18mo	$920,000	$353	41

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-130,760
• Equity at exit: $125,232

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-107,250
• Equity at exit: $72,619

Cash invested: $235,172 (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: 9.9×

Monthly cashflow live

• Estimated rent: $7,043 high
• Mortgage (P&I): −$4,405
• Tax from tax record: −$724 /mo · $8,686/yr
• Insurance: −$350
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,479
• Net cashflow: $85

Break-even live

Break-even rent $6,935

Max offer price $839,900

Occupancy floor 94%

Sensitivity live

Price	-10% $561	-5% $323	+0% $85	+5% $-152	+10% $-390
Rent	-10% $-471	-5% $-193	+0% $85	+5% $363	+10% $642
Rate	-1.0pp $508	-0.5pp $299	base $85	+0.5pp $-132	+1.0pp $-354

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: $209,975
• Closing costs: $25,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Primrose Ave W White Plains, NY	4.0	2.5	2717	$8,550	$3.15	5d	1	0.76mi
15 Homewood Rd Hartsdale, NY	3.0	2.0	1868	$7,000	$3.75	26d	1	0.79mi
181 Finmor Dr White Plains, NY	3.0	1.5	1789	$6,200	$3.47	20d	1	1.23mi
12 Francine Ct White Plains, NY	4.0	2.5	2000	$6,800	$3.40	17d	1	1.26mi
30 Mortimer Ter White Plains, NY	4.0	2.5	2849	$5,250	$1.84	17d	1	1.48mi

Listing history 3 events

1. 2026-02-27
   status Pending
2. 2026-02-14
   listed $839,900 Active
3. 2026-02-12
   historical $839,900

ⓘ 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: $8,686 · $724/mo
• Projected year-2 tax: $11,440 · $953/mo
• Expected delta: +$2,754/yr (+$230/mo · 31.7%)

ⓘ 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 ≥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: $84,510
• − Mortgage interest: −$47,047
• − Property taxes: −$8,686
• − Insurance: −$4,200
• − Repairs & maintenance: −$6,761
• − Management: −$6,761
• − Depreciation: −$24,433
• Taxable loss: −$13,377
• Est. tax savings @ 24.0%: +$3,211
• After-tax cash flow: $4,234/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

+0.0% since first listed

3 events — show timeline

• 2026-02-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-14 Listed $839,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-12 Coming Soon $839,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

-1.6%/yr

Latest (2025): $8,686 · +10.6% YoY. Source: county tax records.