580 Bedford Rd #8 · Pleasantville, NY 10570

$249,900

None bd · 1.0 ba · 500 sqft · MultiFamily · 36 Days on market

Built 1980 $257/mo HOA · 8% of rent

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Location, Location, Location. .. .. You will love this 1 Bedroom Corner Unit in the Greenwood Complex situated in the Heart of Pleasantville. Move right in. You have your own private, no-step entry. Close to laundry room. Large walk- in closet in master bedroom. Minutes to all transportation, highways and shopping. Enjoy the quaint shops and restaurants that the Village of Pleasantville has to offer. Not to mention the Jacob Burns Film Center. Unit includes detached garage, # 23 so you never have to search for parking. Plenty of visitor parking.

Key facts

• Private entrance
• Spacious bathroom
• Open main space

Tags

• DEEDED ONE-CAR GARAGE
• PRIVATE ENTRANCE
• OPEN MAIN SPACE
• SPACIOUS BATHROOM
• HALF A MILE TO METRO-NORTH
• TWO PUBLIC NATURE PRESERVES

Property features AI

Finance

• HOA & community: Part of Greenwood Condominium association; Monthly association fee; Association amenities: landscaping, parking, snow removal, trash; Association fee includes heat and hot water

Exterior

• Parking: Assigned attached garage (1 space); Total of 1 parking space; Parking fee applies
• Utilities: Electricity connected (Con-Edison); Public sewer; Water connected; Trash collection (private)
• Home design: Condominium; One level entry; Located on the ground floor; Three-story building
• Construction: Brick construction
• Exterior features: Brick exterior

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Ground floor bedroom
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Steam heat; Wall/window air conditioning unit(s)
• Interior features: Open floorplan; Private entrance
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2k of loan paydown is wiped out by about $7k 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 $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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.

Recommended offer $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.23% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 6.8

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $575
• Equity at exit: $37,261

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $53,607
• Equity at exit: $21,607

Cash invested: $69,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,070 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$104
• HOA: −$257
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $644

Break-even live

Break-even rent $2,256

Max offer price $249,900

Occupancy floor 74%

Sensitivity live

Price	-10% $785	-5% $714	+0% $644	+5% $573	+10% $502
Rent	-10% $401	-5% $522	+0% $644	+5% $765	+10% $886
Rate	-1.0pp $769	-0.5pp $707	base $644	+0.5pp $579	+1.0pp $513

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.34mi
3 Maiden Ln #1 Pleasantville, NY	1.0	1.0	500	$2,300	$4.60	18d	1	0.71mi
3 Maiden Ln #1 Pleasantville, NY	1.0	1.0	500	$2,300	$4.60	20d	1	0.71mi
60 Kensico Rd #22 Thornwood, NY	1.0	1.0	738	$2,450	$3.32	26d	1	1.04mi
500 Commerce St Unit 108 Hawthorne, NY	1.0	1.0	600	$3,500	$5.83	0d	1	1.21mi

HOA detail

• Monthly dues: $257 · $3,084/yr

Listing history 12 events

1. 2026-04-11
   status Pending
2. 2026-02-28
   listed $249,900 Active
3. 2016-07-29
   soldstatus $220,000 Sold 551-char remark

   Show marketing remark (551 chars)

   Location, Location, Location. .. .. You will love this 1 Bedroom Corner Unit in the Greenwood Complex situated in the Heart of Pleasantville. Move right in. You have your own private, no-step entry. Close to laundry room. Large walk- in closet in master bedroom. Minutes to all transportation, highways and shopping. Enjoy the quaint shops and restaurants that the Village of Pleasantville has to offer. Not to mention the Jacob Burns Film Center. Unit includes detached garage, # 23 so you never have to search for parking. Plenty of visitor parking.

4. 2015-10-29
   historical Pending 551-char remark

   Show marketing remark (551 chars)

   Location, Location, Location. .. .. You will love this 1 Bedroom Corner Unit in the Greenwood Complex situated in the Heart of Pleasantville. Move right in. You have your own private, no-step entry. Close to laundry room. Large walk- in closet in master bedroom. Minutes to all transportation, highways and shopping. Enjoy the quaint shops and restaurants that the Village of Pleasantville has to offer. Not to mention the Jacob Burns Film Center. Unit includes detached garage, # 23 so you never have to search for parking. Plenty of visitor parking.

5. 2015-09-09
   price $220,000 551-char remark

   Show marketing remark (551 chars)

   Location, Location, Location. .. .. You will love this 1 Bedroom Corner Unit in the Greenwood Complex situated in the Heart of Pleasantville. Move right in. You have your own private, no-step entry. Close to laundry room. Large walk- in closet in master bedroom. Minutes to all transportation, highways and shopping. Enjoy the quaint shops and restaurants that the Village of Pleasantville has to offer. Not to mention the Jacob Burns Film Center. Unit includes detached garage, # 23 so you never have to search for parking. Plenty of visitor parking.

6. 2015-04-07
   listed $235,000 Active 551-char remark

   Show marketing remark (551 chars)

   Location, Location, Location. .. .. You will love this 1 Bedroom Corner Unit in the Greenwood Complex situated in the Heart of Pleasantville. Move right in. You have your own private, no-step entry. Close to laundry room. Large walk- in closet in master bedroom. Minutes to all transportation, highways and shopping. Enjoy the quaint shops and restaurants that the Village of Pleasantville has to offer. Not to mention the Jacob Burns Film Center. Unit includes detached garage, # 23 so you never have to search for parking. Plenty of visitor parking.

7. 2008-10-03
   historical
8. 2008-09-18
   listed
9. 1999-09-02
   price $127,000
10. 1999-09-02
    soldstatus $121,000
11. 1999-06-01
    listed $121,000
12. 1996-11-03
    listed

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $2,773 · $231/mo
• Expected delta: +$1,450/yr (+$121/mo · 109.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,842
• − Mortgage interest: −$13,998
• − Property taxes: −$1,323
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,947
• − Management: −$2,947
• − HOA: −$3,084
• − Depreciation: −$7,270
• Taxable income: $4,023
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $6,757/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

+106.5% since first listed

12 events — show timeline

• 2026-04-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-28 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2016-07-29 Sold (MLS) $220,000 HGMLS
• 2015-10-29 Contingent — HGMLS
• 2015-09-09 Price Changed $220,000 HGMLS
• 2015-04-07 Listed $235,000 HGMLS
• 2008-10-03 Delisted — HGMLS
• 2008-09-18 Listed — HGMLS
• 1999-09-02 Sold (MLS) $121,000 HGMLS
• 1999-09-02 Price Changed $127,000 HGMLS
• 1999-06-01 Listed $121,000 HGMLS
• 1996-11-03 Listed — HGMLS

Property tax history

+22.7%/yr

Latest (2025): $1,323 · +3.2% YoY. Source: county tax records.