100 E Hartsdale Ave Unit 5DE · Greenville, NY 10530

$370,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 32 Days on market

Built 1969 $308/sqft · 26% above area Est $293k · 26% over

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Why this score? — see what drove the F 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 +6.4/30.0
• 1% rule +5.2/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

If there were ever a home that lives like a three-bedroom, this is it! Discover your own peaceful sanctuary just moments from the vibrant heart of Hartsdale in this sprawling, sun-drenched 2-bedroom, 2-bath co-op with the rare luxury of indoor deeded parking. From the moment you enter, you’re greeted by an expansive, light-filled living and dining area designed for both effortless entertaining and everyday comfort. The stunning, fully renovated walk-thru kitchen is a true showpiece, featuring gleaming quartz countertops, stainless steel appliances, and custom cabinetry that stretches to the ceiling—blending style with exceptional functionality. What truly sets this home apart is the incredible flexibility of space. Off the kitchen, a formal dining room on one side and a generous bonus area on the other offer endless possibilities—imagine a chic home office, cozy den, guest retreat, or inspiring creative studio. The thoughtfully designed split-bedroom layout ensures maximum privacy. Tucked away, the oversized corner primary bedroom and bath feel like a private escape, easily accommodating a king-sized bedroom set. A second spacious bedroom sits on the opposite wing, adjacent to a beautifully updated hall bath. Abundant storage is yours with eight large closets, while rich parquet floors add warmth and timeless appeal throughout. And the convenience of your own assigned indoor deeded parking space is simply unmatched. All of this in the heart of Hartsdale’s charming village—enjoy boutique shopping, popular dining, a lively farmers market, and an easy Metro-North commute to Grand Central in under 40 minutes. This is more than a home—it’s a lifestyle. The building offers 2 common laundry rooms, plus extra storage for an additional fee. Estimated monthly maintenance $1266, additional fees $243/month - No pets. Requirements 650 credit FICO score, 10% down, DTI under 28% (Bonus and overtime not included). 6 months of liquid assets of Maintenance and mortgage for last 6 months. The unit comes with 1 assigned indoor parking space # 113 for $72/mo.; space is deeded so must pay for the spot. Maintenance prior to STAR credit.

Key facts

• Custom cabinetry
• Quartz countertops
• Formal dining room

Tags

• INDOOR DEEDED PARKING
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• FORMAL DINING ROOM
• BONUS AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $-707 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Recommended offer: $359k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.2% 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: 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $3k of loan paydown is wiped out by about $11k 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 32 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y 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.

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 $358,900 (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 32 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: 1.02% ✓
• Cap rate: 4.22%
• Cash-on-cash: -7.42%
• DSCR: 0.67
• GRM: 8.1

CMA / ARV

• ARV (median comp): $292,859
• List price: $370,000
• Delta: 26.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -30.4%
• Equity multiple: -0.01×
• Total profit: $-104,218
• Equity at exit: $55,168

10-year hold

• IRR: -30.9%
• Equity multiple: -0.41×
• Total profit: $-145,638
• Equity at exit: $31,991

Cash invested: $103,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,788 high
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 3 same-building comps: −$1,076
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $-707

Break-even live

Break-even rent $4,683

Max offer price $267,715

Occupancy floor —

Sensitivity live

Price	-10% $-451	-5% $-579	+0% $-707	+5% $-835	+10% $-963
Rent	-10% $-1,006	-5% $-856	+0% $-707	+5% $-557	+10% $-408
Rate	-1.0pp $-521	-0.5pp $-613	base $-707	+0.5pp $-803	+1.0pp $-900

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: $92,500
• Closing costs: $11,100
• 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	23d	1	0.13mi
250 S Central Ave Apt 4A Hartsdale, NY	2.0	1.0	1289	$4,350	$3.37	18d	1	0.44mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	45d	1	0.44mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	19d	1	0.46mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$5,500	$5.07	0d	1	0.46mi
330 Central Park Ave Apt F8 Scarsdale, NY	2.0	2.0	1200	$3,700	$3.08	6d	1	0.67mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	13d	1	1.02mi
500 Central Park Ave Scarsdale, NY	2.0	1.5–2.0	1231	$4,425	$3.59	14d	1	1.05mi
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	26d	1	1.16mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	45d	1	1.29mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	45d	1	1.33mi

HOA detail condo

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

Listing history 31 events

1. 2026-05-12
   status Pending 2205-char remark

   Show marketing remark (2205 chars)

   If there were ever a home that lives like a three-bedroom, this is it! Discover your own peaceful sanctuary just moments from the vibrant heart of Hartsdale in this sprawling, sun-drenched 2-bedroom, 2-bath co-op with the rare luxury of indoor deeded parking. From the moment you enter, you’re greeted by an expansive, light-filled living and dining area designed for both effortless entertaining and everyday comfort. The stunning, fully renovated walk-thru kitchen is a true showpiece, featuring gleaming quartz countertops, stainless steel appliances, and custom cabinetry that stretches to the ceiling—blending style with exceptional functionality. What truly sets this home apart is the incredible flexibility of space. Off the kitchen, a formal dining room on one side and a generous bonus area on the other offer endless possibilities—imagine a chic home office, cozy den, guest retreat, or inspiring creative studio. The thoughtfully designed split-bedroom layout ensures maximum privacy. Tucked away, the oversized corner primary bedroom and bath feel like a private escape, easily accommodating a king-sized bedroom set. A second spacious bedroom sits on the opposite wing, adjacent to a beautifully updated hall bath. Abundant storage is yours with eight large closets, while rich parquet floors add warmth and timeless appeal throughout. And the convenience of your own assigned indoor deeded parking space is simply unmatched. All of this in the heart of Hartsdale’s charming village—enjoy boutique shopping, popular dining, a lively farmers market, and an easy Metro-North commute to Grand Central in under 40 minutes. This is more than a home—it’s a lifestyle. The building offers 2 common laundry rooms, plus extra storage for an additional fee. Estimated monthly maintenance $1266, additional fees $243/month - No pets. Requirements 650 credit FICO score, 10% down, DTI under 28% (Bonus and overtime not included). 6 months of liquid assets of Maintenance and mortgage for last 6 months. The unit comes with 1 assigned indoor parking space # 113 for $72/mo.; space is deeded so must pay for the spot. Maintenance prior to STAR credit.

2. 2026-04-10
   listed $370,000 Active 2205-char remark

   Show marketing remark (2205 chars)

   If there were ever a home that lives like a three-bedroom, this is it! Discover your own peaceful sanctuary just moments from the vibrant heart of Hartsdale in this sprawling, sun-drenched 2-bedroom, 2-bath co-op with the rare luxury of indoor deeded parking. From the moment you enter, you’re greeted by an expansive, light-filled living and dining area designed for both effortless entertaining and everyday comfort. The stunning, fully renovated walk-thru kitchen is a true showpiece, featuring gleaming quartz countertops, stainless steel appliances, and custom cabinetry that stretches to the ceiling—blending style with exceptional functionality. What truly sets this home apart is the incredible flexibility of space. Off the kitchen, a formal dining room on one side and a generous bonus area on the other offer endless possibilities—imagine a chic home office, cozy den, guest retreat, or inspiring creative studio. The thoughtfully designed split-bedroom layout ensures maximum privacy. Tucked away, the oversized corner primary bedroom and bath feel like a private escape, easily accommodating a king-sized bedroom set. A second spacious bedroom sits on the opposite wing, adjacent to a beautifully updated hall bath. Abundant storage is yours with eight large closets, while rich parquet floors add warmth and timeless appeal throughout. And the convenience of your own assigned indoor deeded parking space is simply unmatched. All of this in the heart of Hartsdale’s charming village—enjoy boutique shopping, popular dining, a lively farmers market, and an easy Metro-North commute to Grand Central in under 40 minutes. This is more than a home—it’s a lifestyle. The building offers 2 common laundry rooms, plus extra storage for an additional fee. Estimated monthly maintenance $1266, additional fees $243/month - No pets. Requirements 650 credit FICO score, 10% down, DTI under 28% (Bonus and overtime not included). 6 months of liquid assets of Maintenance and mortgage for last 6 months. The unit comes with 1 assigned indoor parking space # 113 for $72/mo.; space is deeded so must pay for the spot. Maintenance prior to STAR credit.

3. 2021-08-31
   historical
4. 2021-05-08
   listed $329,000 Active
5. 2021-04-30
   historical
6. 2021-04-01
   historical
7. 2021-04-01
   listed $329,000 Active
8. 2021-01-06
   price $335,000
9. 2020-09-25
   listed $345,000 Active
10. 2018-02-15
    soldstatus $329,000 Sold
11. 2017-10-17
    historical Pending
12. 2017-06-09
    listed $339,000 Active
13. 2015-07-30
    soldstatus $305,000 Sold
14. 2015-07-30
    price $305,000
15. 2015-07-30
    soldstatus $305,000
16. 2015-06-04
    historical Pending
17. 2015-06-03
    price $318,000
18. 2015-04-09
    listed $318,000 Active
19. 2015-04-09
    listed $318,000
20. 2014-11-17
    historical Withdrawn
21. 2014-11-17
    historical
22. 2014-09-10
    listed Active
23. 2014-09-10
    listed $320,000
24. 2008-01-17
    historical
25. 2007-10-15
    listed
26. 2005-09-13
    soldstatus $335,000
27. 2005-08-01
    historical
28. 2005-07-01
    listed $335,000
29. 2004-07-12
    soldstatus $289,000
30. 2004-05-24
    historical
31. 2004-04-30
    listed $289,000

ⓘ 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 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: −$20,726
• − Property taxes: −$5,550
• − Insurance: −$2,648
• − Repairs & maintenance: −$3,637
• − Management: −$3,637
• − HOA: −$12,912
• − Depreciation: −$10,764
• Taxable loss: −$14,415
• Est. tax savings @ 24.0%: +$3,460
• After-tax cash flow: $-5,023/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

+28.0% since first listed

31 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listed $370,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-08 Listed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-01 Listed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-06 Price Changed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-25 Listed $345,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-15 Sold (MLS) $329,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-17 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-06-09 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-30 Price Changed $305,000 HGMLS
• 2015-07-30 Sold (MLS) $305,000 HGMLS
• 2015-07-30 Sold (MLS) $305,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-04 Contingent — HGMLS
• 2015-06-03 Price Changed $318,000 HGMLS
• 2015-04-09 Listed $318,000 HGMLS
• 2015-04-09 Listed $318,000 OneKey® MLS as Distributed by MLS Grid
• 2014-11-17 Delisted — HGMLS
• 2014-11-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-09-10 Listed — HGMLS
• 2014-09-10 Listed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2008-01-17 Delisted — HGMLS
• 2007-10-15 Listed — HGMLS
• 2005-09-13 Sold (MLS) $335,000 HGMLS
• 2005-08-01 Delisted — HGMLS
• 2005-07-01 Listed $335,000 HGMLS
• 2004-07-12 Sold (MLS) $289,000 HGMLS
• 2004-05-24 Delisted — HGMLS
• 2004-04-30 Listed $289,000 HGMLS