30 Birchwood Ln · Hartsdale, NY 10530

$760,000

4 bd · 2.5 ba · 2,300 sqft · SingleFamily · 45 Days on market

Built 1956 0.55 ac lot $330/sqft · 31% below area Est $1101k · 31% under

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Why this score? — see what drove the C 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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.7/10.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely Renovated! Beautiful Hardwood Floors, Crown Dental Moldings Throughout, Gracious Iron Stair Case, European Barbeque Grill, All New Bths, New Meik/ Granite Counter/Cherry Cabinets/Stainless Steel Appliances, Lr/ Vaulted Cathedral Ceilings/Fpl, Family Room/Fpl Opens To Sldg Doors To Patio Overlooking Fabulous In-ground Swimming Pool. Professionally Landscpaed Private . 55 Acre In Queit Family Neighborhood. Just Move Right In!

Key facts

• 0.55 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; No carport
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Single family residence; Living area per public records
• Construction: Frame construction
• Exterior features: Back yard; Front yard; In-ground private pool

Interior

• Kitchen: No appliances listed
• Bedrooms: Total rooms: 8; Basement present (full)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heating; Oil heating; No cooling system
• Interior features: Eat-in kitchen; Deck
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $760k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $760k).
• Recommended offer: $737k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.8% in Hartsdale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $5k of loan paydown is wiped out by about $23k 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 45 days — a 3% lower offer ($737k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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: property tax is 3.1% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $737,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 7.2

CMA / ARV

• ARV (median comp): $1,100,953
• List price: $760,000
• Delta: -30.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
286 S Healy Ave	0.34mi	4/2.0	2,287 (-1%)	9mo	$1,050,000	$459	74
18 Barnaby Ln	0.22mi	3/2.0 (-1)	2,352 (+2%)	7mo	$950,000	$404	73
1 Topland Rd	0.44mi	4/2.5	2,325 (+1%)	12mo	$1,035,000	$445	68
46 Marion Ave	0.36mi	4/3.0	2,131 (-7%)	6mo	$980,000	$460	64
54 Marion Ave	0.35mi	4/2.5	2,228 (-3%)	21mo	$825,000	$370	61
67 Ridge Rd	0.71mi	4/2.5	2,254 (-2%)	10mo	$875,000	$388	56
255 Healy Ave	0.27mi	3/3.0 (-1)	2,420 (+5%)	20mo	$880,000	$364	55
10 Topland Rd	0.42mi	3/2.5 (-1)	2,423 (+5%)	19mo	$908,000	$375	51
19 Birchwood Ln	0.13mi	3/2.5 (-1)	1,974 (-14%)	18mo	$905,000	$458	50
2 Sunset Ln	0.32mi	4/3.0	2,613 (+14%)	14mo	$1,200,000	$459	49
445 Ridge Rd	0.44mi	3/2.0 (-1)	2,585 (+12%)	10mo	$880,000	$340	43
65 Sprain Rd	0.66mi	5/3.0 (+1)	2,076 (-10%)	11mo	$1,170,000	$564	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-79,322
• Equity at exit: $113,318

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-10,549
• Equity at exit: $65,711

Cash invested: $212,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $8,779 medium
• Mortgage (P&I): −$3,986
• Tax from tax record: −$1,957 /mo · $23,481/yr
• Insurance: −$317
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,844
• Net cashflow: $676

Break-even live

Break-even rent $7,923

Max offer price $760,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,107	-5% $891	+0% $676	+5% $461	+10% $246
Rent	-10% $-17	-5% $330	+0% $676	+5% $1,023	+10% $1,370
Rate	-1.0pp $1,059	-0.5pp $870	base $676	+0.5pp $479	+1.0pp $279

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: $190,000
• Closing costs: $22,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Homewood Rd Hartsdale, NY	3.0	2.0	1868	$7,000	$3.75	26d	1	1.03mi
128 Moorland Dr Scarsdale, NY	5.0	3.0	3157	$11,000	$3.48	0d	1	1.06mi
19 Primrose Ave W White Plains, NY	4.0	2.5	2717	$8,550	$3.15	4d	1	1.49mi

Listing history 27 events

1. 2026-06-08
   statusdays on market $760,000 Pending 45 DOM
2. 2026-06-07
   days on market $760,000 Active 44 DOM
3. 2026-06-04
   days on market $760,000 Active 41 DOM
4. 2026-06-03
   days on market $760,000 Active 40 DOM
5. 2026-06-02
   days on market $760,000 Active 39 DOM
6. 2026-06-01
   days on market $760,000 Active 38 DOM
7. 2026-05-31
   days on market $760,000 Active 37 DOM
8. 2026-04-24
   listed $760,000 Active 174-char remark
9. 2006-01-19
   soldstatus $775,000
10. 2005-10-28
    soldstatus $775,000 438-char remark

    Show marketing remark (438 chars)

    Completely Renovated! Beautiful Hardwood Floors, Crown Dental Moldings Throughout, Gracious Iron Stair Case, European Barbeque Grill, All New Bths, New Meik/ Granite Counter/Cherry Cabinets/Stainless Steel Appliances, Lr/ Vaulted Cathedral Ceilings/Fpl, Family Room/Fpl Opens To Sldg Doors To Patio Overlooking Fabulous In-ground Swimming Pool. Professionally Landscpaed Private . 55 Acre In Queit Family Neighborhood. Just Move Right In!

11. 2005-09-19
    historical 438-char remark

    Show marketing remark (438 chars)

    Completely Renovated! Beautiful Hardwood Floors, Crown Dental Moldings Throughout, Gracious Iron Stair Case, European Barbeque Grill, All New Bths, New Meik/ Granite Counter/Cherry Cabinets/Stainless Steel Appliances, Lr/ Vaulted Cathedral Ceilings/Fpl, Family Room/Fpl Opens To Sldg Doors To Patio Overlooking Fabulous In-ground Swimming Pool. Professionally Landscpaed Private . 55 Acre In Queit Family Neighborhood. Just Move Right In!

12. 2005-09-19
    price $799,000 438-char remark

    Show marketing remark (438 chars)

    Completely Renovated! Beautiful Hardwood Floors, Crown Dental Moldings Throughout, Gracious Iron Stair Case, European Barbeque Grill, All New Bths, New Meik/ Granite Counter/Cherry Cabinets/Stainless Steel Appliances, Lr/ Vaulted Cathedral Ceilings/Fpl, Family Room/Fpl Opens To Sldg Doors To Patio Overlooking Fabulous In-ground Swimming Pool. Professionally Landscpaed Private . 55 Acre In Queit Family Neighborhood. Just Move Right In!

13. 2005-07-13
    listed $775,000 438-char remark

    Show marketing remark (438 chars)

    Completely Renovated! Beautiful Hardwood Floors, Crown Dental Moldings Throughout, Gracious Iron Stair Case, European Barbeque Grill, All New Bths, New Meik/ Granite Counter/Cherry Cabinets/Stainless Steel Appliances, Lr/ Vaulted Cathedral Ceilings/Fpl, Family Room/Fpl Opens To Sldg Doors To Patio Overlooking Fabulous In-ground Swimming Pool. Professionally Landscpaed Private . 55 Acre In Queit Family Neighborhood. Just Move Right In!

14. 2005-04-01
    soldstatus $735,000
15. 2005-01-14
    soldstatus $735,000

    Show marketing remark (280 chars)

    Completely Renovated Split Level Home On Private . 68 Acre Lot. New Eik W/ Cherry Cabinets, New Marble & Granite Baths. Family Rm W/ Fpl & Sliders To Large Private Patio W/ Inground Pool & Hot Tub. Beautifully Landscaped With European Barbecue Grill. A Must See!

16. 2004-11-24
    historical

    Show marketing remark (280 chars)

    Completely Renovated Split Level Home On Private . 68 Acre Lot. New Eik W/ Cherry Cabinets, New Marble & Granite Baths. Family Rm W/ Fpl & Sliders To Large Private Patio W/ Inground Pool & Hot Tub. Beautifully Landscaped With European Barbecue Grill. A Must See!

17. 2004-11-24
    price $779,000

    Show marketing remark (280 chars)

    Completely Renovated Split Level Home On Private . 68 Acre Lot. New Eik W/ Cherry Cabinets, New Marble & Granite Baths. Family Rm W/ Fpl & Sliders To Large Private Patio W/ Inground Pool & Hot Tub. Beautifully Landscaped With European Barbecue Grill. A Must See!

18. 2004-10-08
    listed $735,000

    Show marketing remark (280 chars)

    Completely Renovated Split Level Home On Private . 68 Acre Lot. New Eik W/ Cherry Cabinets, New Marble & Granite Baths. Family Rm W/ Fpl & Sliders To Large Private Patio W/ Inground Pool & Hot Tub. Beautifully Landscaped With European Barbecue Grill. A Must See!

19. 2004-10-08
    historical

    Show marketing remark (280 chars)

    Completely Renovated Split Level Home On Private . 68 Acre Lot. New Eik W/ Cherry Cabinets, New Marble & Granite Baths. Family Rm W/ Fpl & Sliders To Large Private Patio W/ Inground Pool & Hot Tub. Beautifully Landscaped With European Barbecue Grill. A Must See!

20. 2004-08-10
    listed
21. 2004-08-10
    historical
22. 2004-08-10
    listed
23. 2001-02-15
    soldstatus $349,900
24. 2000-12-28
    historical
25. 2000-12-28
    price $409,000
26. 2000-06-06
    listed $349,900
27. 1994-04-28
    soldstatus $265,000

ⓘ 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: $23,481 · $1,957/mo
• Projected year-2 tax: $23,481 · $1,957/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 14 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: $105,347
• − Mortgage interest: −$42,572
• − Property taxes: −$23,481
• − Insurance: −$3,800
• − Repairs & maintenance: −$8,428
• − Management: −$8,428
• − Depreciation: −$22,109
• Taxable loss: −$3,471
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $8,950/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

+186.8% since first listed

21 events — show timeline

• 2026-06-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $760,000 OneKey® MLS as Distributed by MLS Grid
• 2006-01-19 Sold (Public Records) $775,000 Public Records
• 2005-10-28 Sold (MLS) $775,000 HGMLS
• 2005-09-19 Price Changed $799,000 HGMLS
• 2005-09-19 Delisted — HGMLS
• 2005-07-13 Listed $775,000 HGMLS
• 2005-04-01 Sold (Public Records) $735,000 Public Records
• 2005-01-14 Sold (MLS) $735,000 HGMLS
• 2004-11-24 Delisted — HGMLS
• 2004-11-24 Price Changed $779,000 HGMLS
• 2004-10-08 Delisted — HGMLS
• 2004-10-08 Listed $735,000 HGMLS
• 2004-08-10 Delisted — HGMLS
• 2004-08-10 Listed — HGMLS
• 2004-08-10 Listed — HGMLS
• 2001-02-15 Sold (MLS) $349,900 HGMLS
• 2000-12-28 Price Changed $409,000 HGMLS
• 2000-12-28 Delisted — HGMLS
• 2000-06-06 Listed $349,900 HGMLS
• 1994-04-28 Sold (Public Records) $265,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $23,481 · +9.8% YoY. Source: county tax records.