68 E Hartsdale Ave Unit 5F · Greenville, NY 10530

$180,000

1 bd · 1.0 ba · 679 sqft · Condo · 48 Days on market

Built 1932 $265/sqft · 12% below area Est $206k · 12% under

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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 +30.0/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Commuters Dream Pre-War 1 Bedroom Walk to All w/ Fireplace. 800 square feet w/ entry foyer, living/dining room, updated eat-in-kithen (if you rearrange the fridge placement), living/dining room w/ working fireplace, large bedroom, updated bathroom, hardwood floors through out, high ceilings, beautiful golf course views on a high floor, building has common area, gym, storage unit w/ apartment, pet friendly, walk to train (metro north 30 minutes to Manhattan), bus and shopping.

Key facts

• 72 garage spots
• Built 1932
• Listed 48 days

Property features AI

Finance

• HOA & community: Association: Country Club Apartments; Association amenities include elevators, live-in superintendent, maintenance, and grounds maintenance

Exterior

• Parking: Assigned parking; Covered parking; Garage parking with 72 garage spaces; Off-street parking; On-street parking; Private parking; Waitlist for parking
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Trash collection (public); Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Bicycle room; Outdoor space; Not waterfront

Interior

• Kitchen: Cooktop; Microwave; Oven; Refrigerator
• Bedrooms: 3 total rooms (see Rooms Total for layout) — entry level is 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas; Oil; Steam heating
• Interior features: Elevator; Entrance foyer; Galley kitchen layout; High-speed internet; Pantry; Primary bathroom; Walk-through kitchen
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $4k ($45k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.7% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $111k; list at $180k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.56% ✓
• Cap rate: 31.74%
• Cash-on-cash: 90.87%
• DSCR: 5.04
• GRM: 2.3

CMA / ARV

• ARV (median comp): $205,567
• List price: $180,000
• Delta: -12.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 89.9%
• Equity multiple: 5.16×
• Total profit: $209,803
• Equity at exit: $26,839

10-year hold

• IRR: 92.9%
• Equity multiple: 10.74×
• Total profit: $490,787
• Equity at exit: $15,563

Cash invested: $50,400 (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: 2.3×

Monthly cashflow live

• Estimated rent: $6,405 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,345
• Net cashflow: $3,750

Break-even live

Break-even rent $1,659

Max offer price $180,000

Occupancy floor 36%

Sensitivity live

Price	-10% $3,874	-5% $3,812	+0% $3,750	+5% $3,688	+10% $3,626
Rent	-10% $3,244	-5% $3,497	+0% $3,750	+5% $4,003	+10% $4,256
Rate	-1.0pp $3,841	-0.5pp $3,796	base $3,750	+0.5pp $3,703	+1.0pp $3,656

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	3d	3	1.45mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	19d	1	1.45mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$3,878	$4.77	0d	23	1.45mi

HOA detail condo

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

Listing history 36 events

1. 2026-06-18
   days on market $180,000 Active 48 DOM
2. 2026-06-17
   days on market $180,000 Active 47 DOM
3. 2026-06-16
   days on market $180,000 Active 46 DOM
4. 2026-06-15
   days on market $180,000 Active 45 DOM
5. 2026-06-13
   days on market $180,000 Active 43 DOM
6. 2026-06-13
   days on market $180,000 Active 42 DOM
7. 2026-06-09
   days on market $180,000 Active 39 DOM
8. 2026-06-08
   days on market $180,000 Active 38 DOM
9. 2026-06-07
   days on market $180,000 Active 37 DOM
10. 2026-06-04
    days on market $180,000 Active 34 DOM
11. 2026-06-03
    days on market $180,000 Active 33 DOM
12. 2026-06-02
    days on market $180,000 Active 32 DOM
13. 2026-06-01
    days on market $180,000 Active 31 DOM
14. 2026-05-31
    days on market $180,000 Active 30 DOM
15. 2026-05-01
    listed $180,000 Active 692-char remark
16. 2026-04-30
    historical $180,000 692-char remark
17. 2015-08-26
    price $111,000 480-char remark

    Show marketing remark (553 chars)

    Commuters Dream Pre-War 1 Bedroom Walk to All w/ Fireplace. 800 square feet w/ entry foyer, living/dining room, updated eat-in-kithen (if you rearrange the fridge placement), living/dining room w/ working fireplace, large bedroom, updated bathroom, hardwood floors through out, high ceilings, beautiful golf course views on a high floor, building has common area, gym, storage unit w/ apartment, pet friendly, walk to train (metro north 30 minutes to Manhattan), bus and shopping. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

18. 2015-08-26
    soldstatus $111,000 Sold 480-char remark

    Show marketing remark (553 chars)

    Commuters Dream Pre-War 1 Bedroom Walk to All w/ Fireplace. 800 square feet w/ entry foyer, living/dining room, updated eat-in-kithen (if you rearrange the fridge placement), living/dining room w/ working fireplace, large bedroom, updated bathroom, hardwood floors through out, high ceilings, beautiful golf course views on a high floor, building has common area, gym, storage unit w/ apartment, pet friendly, walk to train (metro north 30 minutes to Manhattan), bus and shopping. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

19. 2015-08-26
    soldstatus $111,000

    Show marketing remark (553 chars)

    Commuters Dream Pre-War 1 Bedroom Walk to All w/ Fireplace. 800 square feet w/ entry foyer, living/dining room, updated eat-in-kithen (if you rearrange the fridge placement), living/dining room w/ working fireplace, large bedroom, updated bathroom, hardwood floors through out, high ceilings, beautiful golf course views on a high floor, building has common area, gym, storage unit w/ apartment, pet friendly, walk to train (metro north 30 minutes to Manhattan), bus and shopping. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

20. 2015-07-15
    historical Pending 480-char remark

    Show marketing remark (480 chars)

    Commuters Dream Pre-War 1 Bedroom Walk to All w/ Fireplace. 800 square feet w/ entry foyer, living/dining room, updated eat-in-kithen (if you rearrange the fridge placement), living/dining room w/ working fireplace, large bedroom, updated bathroom, hardwood floors through out, high ceilings, beautiful golf course views on a high floor, building has common area, gym, storage unit w/ apartment, pet friendly, walk to train (metro north 30 minutes to Manhattan), bus and shopping.

21. 2015-07-15
    price $114,975 480-char remark

    Show marketing remark (480 chars)

    Commuters Dream Pre-War 1 Bedroom Walk to All w/ Fireplace. 800 square feet w/ entry foyer, living/dining room, updated eat-in-kithen (if you rearrange the fridge placement), living/dining room w/ working fireplace, large bedroom, updated bathroom, hardwood floors through out, high ceilings, beautiful golf course views on a high floor, building has common area, gym, storage unit w/ apartment, pet friendly, walk to train (metro north 30 minutes to Manhattan), bus and shopping.

22. 2015-05-29
    price $114,975 480-char remark

    Show marketing remark (480 chars)

    Commuters Dream Pre-War 1 Bedroom Walk to All w/ Fireplace. 800 square feet w/ entry foyer, living/dining room, updated eat-in-kithen (if you rearrange the fridge placement), living/dining room w/ working fireplace, large bedroom, updated bathroom, hardwood floors through out, high ceilings, beautiful golf course views on a high floor, building has common area, gym, storage unit w/ apartment, pet friendly, walk to train (metro north 30 minutes to Manhattan), bus and shopping.

23. 2015-04-08
    price $129,975 480-char remark

    Show marketing remark (480 chars)

    Commuters Dream Pre-War 1 Bedroom Walk to All w/ Fireplace. 800 square feet w/ entry foyer, living/dining room, updated eat-in-kithen (if you rearrange the fridge placement), living/dining room w/ working fireplace, large bedroom, updated bathroom, hardwood floors through out, high ceilings, beautiful golf course views on a high floor, building has common area, gym, storage unit w/ apartment, pet friendly, walk to train (metro north 30 minutes to Manhattan), bus and shopping.

24. 2015-02-26
    listed $139,975 Active 480-char remark

    Show marketing remark (553 chars)

    Commuters Dream Pre-War 1 Bedroom Walk to All w/ Fireplace. 800 square feet w/ entry foyer, living/dining room, updated eat-in-kithen (if you rearrange the fridge placement), living/dining room w/ working fireplace, large bedroom, updated bathroom, hardwood floors through out, high ceilings, beautiful golf course views on a high floor, building has common area, gym, storage unit w/ apartment, pet friendly, walk to train (metro north 30 minutes to Manhattan), bus and shopping. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

25. 2015-02-26
    listed $114,975

    Show marketing remark (553 chars)

    Commuters Dream Pre-War 1 Bedroom Walk to All w/ Fireplace. 800 square feet w/ entry foyer, living/dining room, updated eat-in-kithen (if you rearrange the fridge placement), living/dining room w/ working fireplace, large bedroom, updated bathroom, hardwood floors through out, high ceilings, beautiful golf course views on a high floor, building has common area, gym, storage unit w/ apartment, pet friendly, walk to train (metro north 30 minutes to Manhattan), bus and shopping. Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

26. 2010-11-24
    historical
27. 2010-11-23
    historical Pending
28. 2010-08-26
    price
29. 2010-06-07
    listed Active
30. 2010-06-02
    historical
31. 2010-04-20
    price
32. 2010-02-23
    listed Active
33. 2004-09-29
    soldstatus $159,000
34. 2004-08-15
    price $165,000
35. 2004-08-15
    historical
36. 2004-05-01
    listed $159,000

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 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: $76,865
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$1,697
• − Repairs & maintenance: −$6,149
• − Management: −$6,149
• − Depreciation: −$5,236
• Taxable income: $44,850
• Est. tax owed @ 24.0%: −$10,764
• After-tax cash flow: $34,235/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
• 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

+13.2% since first listed

22 events — show timeline

• 2026-05-01 Listed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $180,000 OneKey® MLS as Distributed by MLS Grid
• 2015-08-26 Sold (MLS) $111,000 HGMLS
• 2015-08-26 Price Changed $111,000 HGMLS
• 2015-08-26 Sold (MLS) $111,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-15 Contingent — HGMLS
• 2015-07-15 Price Changed $114,975 HGMLS
• 2015-05-29 Price Changed $114,975 HGMLS
• 2015-04-08 Price Changed $129,975 HGMLS
• 2015-02-26 Listed $139,975 HGMLS
• 2015-02-26 Listed $114,975 OneKey® MLS as Distributed by MLS Grid
• 2010-11-24 Delisted — HGMLS
• 2010-11-23 Contingent — HGMLS
• 2010-08-26 Price Changed — HGMLS
• 2010-06-07 Listed — HGMLS
• 2010-06-02 Delisted — HGMLS
• 2010-04-20 Price Changed — HGMLS
• 2010-02-23 Listed — HGMLS
• 2004-09-29 Sold (MLS) $159,000 HGMLS
• 2004-08-15 Delisted — HGMLS
• 2004-08-15 Price Changed $165,000 HGMLS
• 2004-05-01 Listed $159,000 HGMLS