30 Hartsdale Ave E Unit 2J · Greenville, NY 10530

$369,500

2 bd · 2.0 ba · 1,250 sqft · Condo · 48 Days on market

Built 1952

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Why this score? — see what drove the D- 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 +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolute Showplace!!! Gracious EF/Huge LR/FDR/New Kitchen/MBR/New Master Bath/Terrace, 2nd LG BR, New Hall Bath. Nothing to do but place your furnishings.

Key facts

• Private balcony
• Garage
• Built 1952

Tags

• PRIVATE BALCONY
• STAINLESS STEEL APPLIANCES
• EXPANSIVE COUNTER SPACE
• IMPRESSIVE CLOSET STORAGE

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 $-439 ($-5k/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: $358k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.1% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 48 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $310k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 28% of rent; built in 1952 — 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 $358,415 (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 48 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 1952 — 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: 1.17% ✓
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 7.1

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: -24.6%
• Equity multiple: 0.16×
• Total profit: $-86,971
• Equity at exit: $55,094

10-year hold

• IRR: -19.4%
• Equity multiple: -0.05×
• Total profit: $-108,234
• Equity at exit: $31,948

Cash invested: $103,460 (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: 7.1×

Monthly cashflow live

• Estimated rent: $4,316 high
• Mortgage (P&I): −$1,938
• Tax est. 1.5%: −$462 /mo · $5,542/yr
• Insurance: −$154
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,229
• Vacancy / Maint / Mgmt: −$906
• Net cashflow: $-439

Break-even live

Break-even rent $4,872

Max offer price $305,981

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-311	+0% $-439	+5% $-567	+10% $-694
Rent	-10% $-780	-5% $-609	+0% $-439	+5% $-268	+10% $-98
Rate	-1.0pp $-253	-0.5pp $-345	base $-439	+0.5pp $-535	+1.0pp $-632

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: $92,375
• Closing costs: $11,085
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.26mi
250 S Central Ave Apt 4A Hartsdale, NY	2.0	1.0	1289	$4,350	$3.37	17d	1	0.52mi
250 S Central Ave Apt 3I Hartsdale, NY	2.0	1.0	1000	$4,350	$4.35	44d	1	0.52mi
250 Central Park Ave Unit 5I Hartsdale, NY	2.0	1.0	1000	$4,550	$4.55	18d	1	0.55mi
250 S Central Ave Hartsdale, NY	1.0–2.0	1.0–2.0	1084	$5,500	$5.07	0d	1	0.55mi
15 Homewood Rd Hartsdale, NY	3.0	2.0	1868	$7,000	$3.75	25d	1	0.59mi
330 Central Park Ave Apt F8 Scarsdale, NY	2.0	2.0	1200	$3,700	$3.08	5d	1	0.76mi
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	25d	1	1.11mi
500 Central Park Ave Scarsdale, NY	2.0	1.5–2.0	1231	$4,425	$3.59	13d	1	1.15mi
400 High Point Dr Unit 206 Hartsdale, NY	1.0	1.0	987	$3,300	$3.34	44d	1	1.16mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	3d	3	1.45mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$5,418	$6.66	0d	23	1.46mi

HOA detail condo

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

Listing history 11 events

1. 2026-04-08
   status Pending
2. 2026-02-19
   listed $369,500 Active
3. 2014-03-15
   price $310,000 155-char remark

   Show marketing remark (155 chars)

   Absolute Showplace!!! Gracious EF/Huge LR/FDR/New Kitchen/MBR/New Master Bath/Terrace, 2nd LG BR, New Hall Bath. Nothing to do but place your furnishings.

4. 2008-12-04
   historical 155-char remark

   Show marketing remark (155 chars)

   Absolute Showplace!!! Gracious EF/Huge LR/FDR/New Kitchen/MBR/New Master Bath/Terrace, 2nd LG BR, New Hall Bath. Nothing to do but place your furnishings.

5. 2008-12-04
   soldstatus $310,000 155-char remark

   Show marketing remark (155 chars)

   Absolute Showplace!!! Gracious EF/Huge LR/FDR/New Kitchen/MBR/New Master Bath/Terrace, 2nd LG BR, New Hall Bath. Nothing to do but place your furnishings.

6. 2008-10-28
   price $319,900 155-char remark

   Show marketing remark (155 chars)

   Absolute Showplace!!! Gracious EF/Huge LR/FDR/New Kitchen/MBR/New Master Bath/Terrace, 2nd LG BR, New Hall Bath. Nothing to do but place your furnishings.

7. 2008-07-17
   listed $319,900 155-char remark

   Show marketing remark (155 chars)

   Absolute Showplace!!! Gracious EF/Huge LR/FDR/New Kitchen/MBR/New Master Bath/Terrace, 2nd LG BR, New Hall Bath. Nothing to do but place your furnishings.

8. 2003-01-10
   soldstatus $197,000 47-char remark

   Show marketing remark (47 chars)

   Must See Walk To All New Kitchen Mint Condition

9. 2002-08-16
   price $210,000 47-char remark

   Show marketing remark (47 chars)

   Must See Walk To All New Kitchen Mint Condition

10. 2002-08-16
    historical 47-char remark

    Show marketing remark (47 chars)

    Must See Walk To All New Kitchen Mint Condition

11. 2002-07-19
    listed $197,000 47-char remark

    Show marketing remark (47 chars)

    Must See Walk To All New Kitchen Mint Condition

ⓘ 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 9/10 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: $51,798
• − Mortgage interest: −$20,698
• − Property taxes: −$5,542
• − Insurance: −$2,645
• − Repairs & maintenance: −$4,144
• − Management: −$4,144
• − HOA: −$14,748
• − Depreciation: −$10,749
• Taxable loss: −$10,872
• Est. tax savings @ 24.0%: +$2,609
• After-tax cash flow: $-2,658/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

+87.6% since first listed

11 events — show timeline

• 2026-04-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Listed $369,500 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $310,000 HGMLS
• 2008-12-04 Sold (MLS) $310,000 HGMLS
• 2008-12-04 Delisted — HGMLS
• 2008-10-28 Price Changed $319,900 HGMLS
• 2008-07-17 Listed $319,900 HGMLS
• 2003-01-10 Sold (MLS) $197,000 HGMLS
• 2002-08-16 Delisted — HGMLS
• 2002-08-16 Price Changed $210,000 HGMLS
• 2002-07-19 Listed $197,000 HGMLS