74 Pinewood Rd Unit 2F · Hartsdale, NY 10530

$298,000

1 bd · 1.0 ba · 950 sqft · Condo · 41 Days on market

Built 1941

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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).

• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Cash flow +5.0/30.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Entertain On A Hugeterrace In The Warm Weather And Cozy Up To A Working Fireplace In The Winter! Only Unit With Cherry Wood Floors; Very Charming jr 4 Has A Extra Built In Closet In The Bedrm; Formal Dining Room; Free Van To Rr; Greenburgh Rec 5 Minutes Away! Xtra Storage In Basement. Free Unassigned Parking (Get Sticker), Wait List Garage $40.

Key facts

• Stone tile flooring
• New kitchen cabinets
• Built 1941

Tags

• BRICK STONE SLATE ROOF
• NEW KITCHEN CABINETS
• STONE TILE FLOORING
• SUBWAY TILE BACKSPLASH
• UNDER CABINET LIGHTING
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $298k.

Deal economics

• At list price, monthly cash flow is $-701 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $298k).
• Recommended offer: $289k (3.0% below list) — sets the bar for market timing.
• Cap rate 3.5% vs local median 5.8% in Hartsdale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 41 days — a 3% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.
• Current owner paid $190k; list at $298k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $289,060 (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 41 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 3.47%
• Cash-on-cash: -10.08%
• DSCR: 0.55
• GRM: 7.9

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: -34.0%
• Equity multiple: -0.11×
• Total profit: $-92,212
• Equity at exit: $44,433

10-year hold

• IRR: -40.4%
• Equity multiple: -0.62×
• Total profit: $-134,821
• Equity at exit: $25,766

Cash invested: $83,440 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,132 high
• Mortgage (P&I): −$1,563
• Tax est. 1.5%: −$372 /mo · $4,470/yr
• Insurance: −$124
• HOA est. from 1 same-building comp: −$1,116
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-701

Break-even live

Break-even rent $4,020

Max offer price $196,543

Occupancy floor —

Sensitivity live

Price	-10% $-495	-5% $-598	+0% $-701	+5% $-804	+10% $-907
Rent	-10% $-949	-5% $-825	+0% $-701	+5% $-577	+10% $-454
Rate	-1.0pp $-551	-0.5pp $-625	base $-701	+0.5pp $-778	+1.0pp $-857

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.61mi
55 Fieldstone Dr Unit 69 Hartsdale, NY	1.0	1.0	800	$2,100	$2.62	12d	1	0.61mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.79mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	18d	1	0.81mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$3,000	$2.77	0d	1	0.81mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	0.89mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	44d	1	1.04mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$3,878	$4.77	0d	23	1.34mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	3d	3	1.34mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	1.34mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,715	$2.91	2d	20	1.40mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$2,850	$3.44	2d	12	1.44mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	44d	2	1.47mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	13d	2	1.47mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	3d	1	1.47mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	19d	2	1.47mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$2,695	$3.09	5d	6	1.48mi

HOA detail condo

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

Listing history 11 events

1. 2026-03-24
   status Pending
2. 2026-02-11
   listed $298,000 Active
3. 2014-01-27
   price $188,000 346-char remark

   Show marketing remark (346 chars)

   Entertain On A Hugeterrace In The Warm Weather And Cozy Up To A Working Fireplace In The Winter! Only Unit With Cherry Wood Floors; Very Charming jr 4 Has A Extra Built In Closet In The Bedrm; Formal Dining Room; Free Van To Rr; Greenburgh Rec 5 Minutes Away! Xtra Storage In Basement. Free Unassigned Parking (Get Sticker), Wait List Garage $40.

4. 2012-10-18
   historical
5. 2012-10-18
   historical
6. 2012-08-07
   price
7. 2012-05-21
   listed Active
8. 2012-05-20
   listed $210,000
9. 2003-09-03
   soldstatus $190,000 346-char remark

   Show marketing remark (346 chars)

   Entertain On A Hugeterrace In The Warm Weather And Cozy Up To A Working Fireplace In The Winter! Only Unit With Cherry Wood Floors; Very Charming jr 4 Has A Extra Built In Closet In The Bedrm; Formal Dining Room; Free Van To Rr; Greenburgh Rec 5 Minutes Away! Xtra Storage In Basement. Free Unassigned Parking (Get Sticker), Wait List Garage $40.

10. 2003-04-21
    historical 346-char remark

    Show marketing remark (346 chars)

    Entertain On A Hugeterrace In The Warm Weather And Cozy Up To A Working Fireplace In The Winter! Only Unit With Cherry Wood Floors; Very Charming jr 4 Has A Extra Built In Closet In The Bedrm; Formal Dining Room; Free Van To Rr; Greenburgh Rec 5 Minutes Away! Xtra Storage In Basement. Free Unassigned Parking (Get Sticker), Wait List Garage $40.

11. 2003-03-24
    listed $190,000 346-char remark

    Show marketing remark (346 chars)

    Entertain On A Hugeterrace In The Warm Weather And Cozy Up To A Working Fireplace In The Winter! Only Unit With Cherry Wood Floors; Very Charming jr 4 Has A Extra Built In Closet In The Bedrm; Formal Dining Room; Free Van To Rr; Greenburgh Rec 5 Minutes Away! Xtra Storage In Basement. Free Unassigned Parking (Get Sticker), Wait List Garage $40.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $37,584
• − Mortgage interest: −$16,693
• − Property taxes: −$4,470
• − Insurance: −$1,490
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − HOA: −$13,392
• − Depreciation: −$8,669
• Taxable loss: −$13,143
• Est. tax savings @ 24.0%: +$3,154
• After-tax cash flow: $-5,259/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

+56.8% since first listed

11 events — show timeline

• 2026-03-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Listed $298,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $188,000 HGMLS
• 2012-10-18 Delisted — HGMLS
• 2012-10-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-08-07 Price Changed — HGMLS
• 2012-05-21 Listed — HGMLS
• 2012-05-20 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2003-09-03 Sold (MLS) $190,000 HGMLS
• 2003-04-21 Delisted — HGMLS
• 2003-03-24 Listed $190,000 HGMLS