100 E Hartsdale Ave Unit MiE · Greenville, NY 10530

$305,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 43 Days on market

Built 1969 ↓ 20% since listing

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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 +9.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfectly positioned in a desirable walk-to-train location, this spacious 2-bedroom, 2-bath residence offers an easy, low-maintenance lifestyle in one of Westchester’s most convenient settings. The home features an expanded kitchen with new appliances and plentiful cabinets as well as updated bathrooms in a neutral palette. Generous storage throughout keeps daily living organized and uncluttered. Tranquil year-round golf course views overlooking the Scarsdale Golf Club provide a rare sense of openness and a scenic backdrop to everyday life. An assigned indoor garage parking space—an especially coveted amenity—adds comfort and convenience. Close to shopping, delicious dinin

Key facts

• Generous storage
• Plentiful cabinets
• New appliances

Tags

• EXPANDED KITCHEN
• NEW APPLIANCES
• PLENTIFUL CABINETS
• UPDATED BATHROOMS
• GENEROUS STORAGE
• ASSIGNED INDOOR GARAGE PARKING

Property features AI

Finance

• HOA & community: Central Westchester Tenants Corp association; Building amenities include elevator(s), live-in superintendent, grounds maintenance, parking, snow removal, and trash service

Exterior

• Parking: Assigned covered parking; 1 parking space; 1-car garage; Parking fee applies
• Utilities: Con-Edison electric; Natural gas connected; Public sewer; Water connected; Trash collection (public)
• Home design: Stock cooperative; One-level entry; Unit on main/first floor; Building has 7 total stories
• Construction: Brick construction
• Exterior features: Brick exterior; Near golf course; Close to public transit; Close to shops; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Located on first (main) floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fans; Crown molding; Elevator access; Entrance foyer; Primary bathroom
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $296k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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.
• 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: Highview School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 246 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; 11 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 $2k of loan paydown is wiped out by about $9k 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 43 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 28% of rent.
• 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 $295,850 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.24% ✓
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 6.7

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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-65,075
• Equity at exit: $45,476

10-year hold

• IRR: -15.2%
• Equity multiple: 0.13×
• Total profit: $-74,714
• Equity at exit: $26,371

Cash invested: $85,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,788 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 3 same-building comps: −$1,076
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $-258

Break-even live

Break-even rent $4,114

Max offer price $267,715

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-152	+0% $-258	+5% $-363	+10% $-468
Rent	-10% $-557	-5% $-407	+0% $-258	+5% $-108	+10% $42
Rate	-1.0pp $-104	-0.5pp $-180	base $-258	+0.5pp $-337	+1.0pp $-417

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 E Hartsdale Ave Hartsdale, NY	2.0	1.0	875	$2,895	$3.31	22d	1	0.13mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.44mi
250 S Central Ave Apt 4A Hartsdale, NY	2.0	1.0	1289	$4,350	$3.37	17d	1	0.44mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	17d	1	0.46mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$5,500	$5.07	1d	1	0.46mi
330 Central Park Ave Apt F8 Scarsdale, NY	2.0	2.0	1200	$3,700	$3.08	5d	1	0.67mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	12d	1	1.02mi
500 Central Park Ave Scarsdale, NY	2.0	1.5–2.0	1231	$4,425	$3.59	13d	1	1.05mi
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	25d	1	1.16mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	1.29mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	44d	1	1.33mi

HOA detail condo

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

Listing history 7 events

1. 2026-04-14
   status Pending
2. 2026-03-30
   price $305,000
3. 2026-03-02
   listed $325,000 Active
4. 2026-02-02
   historical
5. 2025-10-22
   price $359,975
6. 2025-09-30
   price $369,975
7. 2025-08-22
   listed $379,975 Active

ⓘ 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $45,457
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$2,322
• − Repairs & maintenance: −$3,637
• − Management: −$3,637
• − HOA: −$12,912
• − Depreciation: −$8,873
• Taxable loss: −$7,583
• Est. tax savings @ 24.0%: +$1,820
• After-tax cash flow: $-1,272/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 — 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
• City population: 3,648
• 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

-19.7% since first listed

7 events — show timeline

• 2026-04-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $305,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Listed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $359,975 OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $369,975 OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Listed $379,975 OneKey® MLS as Distributed by MLS Grid