80 William St Unit 2E · Mount Vernon, NY 10552

$300,000

3 bd · 2.0 ba · 1,400 sqft · Condo · 148 Days on market

Built 1962

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This True 3 Bedroom 2 Bath Unit Has Been Upgraded Throughout, Mint, Move In Condition. Beautiful Corner Unit Faces South + West. Galley Type Kitchen w/ Breakfast Nook, L Shaped Living Room, Extra Large Dining Area, 3 Generous Size Bdrms; Master Bdrm w/ Full Bath w/ Walk in Shower. Beautiful Refinished Hardwood Floors. Totally Renovated Lobby. Short Walk to RR, Bus & Shops in Village of Fleetwood. Star Reduction $172.39 Monthly! Must See!

Key facts

• Hardwood flooring
• Ample closet space
• Built 1962

Tags

• DEDICATED DINING NOOK
• HARDWOOD FLOORING
• GENEROUS LIVING SPACE
• EXCELLENT NATURAL LIGHT
• AMPLE CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.2% in Mount Vernon — 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 71/100 on livability (#397 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A, employment B; Watch: crime D-, cost of living F.
• Mount Vernon School District (suburban): math 35% / reading 50% proficiency, ranked #485 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.0%/yr); 125 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 40% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $192k; list at $300k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.04% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-6,105
• Equity at exit: $44,731

10-year hold

• IRR: 11.8%
• Equity multiple: 2.10×
• Total profit: $92,487
• Equity at exit: $25,939

Cash invested: $84,000 (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 10552

• Rents YoY: 7.0%
• Active inventory: 125
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,199 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $454

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 81%

Sensitivity live

Price	-10% $661	-5% $558	+0% $454	+5% $351	+10% $247
Rent	-10% $201	-5% $328	+0% $454	+5% $581	+10% $707
Rate	-1.0pp $605	-0.5pp $530	base $454	+0.5pp $376	+1.0pp $297

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	22d	2	0.12mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	0.12mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$6,204	$6.12	25d	15	0.28mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$3,558	$3.73	2d	16	0.28mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	0.32mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	0.32mi
305 N Terrace Ave Mount Vernon, NY	2.0	1.0	1800	$3,200	$1.78	25d	1	0.41mi
173 Crary Ave Mount Vernon, NY	3.0	2.0	1100	$3,100	$2.82	25d	1	0.51mi
26 W Devonia Ave Unit 1 Mt Vernon, NY	3.0	1.5	1388	$4,200	$3.03	12d	1	0.53mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	25d	1	0.59mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	44d	1	0.65mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	0.65mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	0.83mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	44d	1	0.83mi
6 Belden Ave Unit 1 Yonkers, NY	3.0	2.0	1450	$3,500	$2.41	25d	1	0.86mi
70 Elm Ave Unit Right Mt Vernon, NY	3.0	2.5	1800	$4,000	$2.22	5d	1	0.92mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	0.96mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	19d	1	1.04mi
173 Washington St Unit 1 Mt Vernon, NY	3.0	2.0	1100	$3,000	$2.73	25d	1	1.04mi
173 Washington St Unit 2 Mt Vernon, NY	3.0	2.0	1500	$3,200	$2.13	2d	1	1.04mi
218 Washington St Unit 2 Mt Vernon, NY	4.0	2.0	950	$3,900	$4.11	25d	1	1.11mi
65 Hunts Bridge Rd Yonkers, NY	3.0	1.0	1600	$3,500	$2.19	15d	1	1.25mi
14 Chamberlain Ave Unit 1 Yonkers, NY	2.0	2.0	1150	$4,200	$3.65	11d	1	1.41mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	8d	1	1.43mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	25d	1	1.49mi
36 Dunwoodie St Unit 1 Yonkers, NY	3.0	1.0	1300	$3,500	$2.69	44d	1	1.50mi

HOA detail condo

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

Listing history 19 events

1. 2026-04-30
   status Pending
2. 2026-04-08
   status Active
3. 2026-03-02
   status Active
4. 2025-10-22
   listed $300,000 Active
5. 2014-03-15
   price $192,000 447-char remark

   Show marketing remark (447 chars)

   This True 3 Bedroom 2 Bath Unit Has Been Upgraded Throughout, Mint, Move In Condition. Beautiful Corner Unit Faces South + West. Galley Type Kitchen w/ Breakfast Nook, L Shaped Living Room, Extra Large Dining Area, 3 Generous Size Bdrms; Master Bdrm w/ Full Bath w/ Walk in Shower. Beautiful Refinished Hardwood Floors. Totally Renovated Lobby. Short Walk to RR, Bus & Shops in Village of Fleetwood. Star Reduction $172.39 Monthly! Must See!

6. 2013-05-01
   soldstatus $192,000 Sold 447-char remark

   Show marketing remark (442 chars)

   This True 3 Bedroom 2 Bath Unit Has Been Upgraded Throughout, Mint, Move In Condition. Beautiful Corner Unit Faces South + West. Galley Type Kitchen w/Breakfast Nook, L Shaped Living Room, Extra Large Dining Area, 3 Generous Size Bdrms; Master Bdrm w/Full Bath w/Walk in Shower. Beautiful Refinished Hardwood Floors. Totally Renovated Lobby. Short Walk to RR, Bus & Shops in Village of Fleetwood. Star Reduction $172.39 Monthly! Must See!

7. 2013-05-01
   soldstatus $192,000 442-char remark

   Show marketing remark (442 chars)

   This True 3 Bedroom 2 Bath Unit Has Been Upgraded Throughout, Mint, Move In Condition. Beautiful Corner Unit Faces South + West. Galley Type Kitchen w/Breakfast Nook, L Shaped Living Room, Extra Large Dining Area, 3 Generous Size Bdrms; Master Bdrm w/Full Bath w/Walk in Shower. Beautiful Refinished Hardwood Floors. Totally Renovated Lobby. Short Walk to RR, Bus & Shops in Village of Fleetwood. Star Reduction $172.39 Monthly! Must See!

8. 2013-01-22
   historical Pending 447-char remark

   Show marketing remark (447 chars)

   This True 3 Bedroom 2 Bath Unit Has Been Upgraded Throughout, Mint, Move In Condition. Beautiful Corner Unit Faces South + West. Galley Type Kitchen w/ Breakfast Nook, L Shaped Living Room, Extra Large Dining Area, 3 Generous Size Bdrms; Master Bdrm w/ Full Bath w/ Walk in Shower. Beautiful Refinished Hardwood Floors. Totally Renovated Lobby. Short Walk to RR, Bus & Shops in Village of Fleetwood. Star Reduction $172.39 Monthly! Must See!

9. 2013-01-22
   price $209,900 447-char remark

   Show marketing remark (447 chars)

   This True 3 Bedroom 2 Bath Unit Has Been Upgraded Throughout, Mint, Move In Condition. Beautiful Corner Unit Faces South + West. Galley Type Kitchen w/ Breakfast Nook, L Shaped Living Room, Extra Large Dining Area, 3 Generous Size Bdrms; Master Bdrm w/ Full Bath w/ Walk in Shower. Beautiful Refinished Hardwood Floors. Totally Renovated Lobby. Short Walk to RR, Bus & Shops in Village of Fleetwood. Star Reduction $172.39 Monthly! Must See!

10. 2012-11-09
    listed $209,900 Active 447-char remark

    Show marketing remark (442 chars)

    This True 3 Bedroom 2 Bath Unit Has Been Upgraded Throughout, Mint, Move In Condition. Beautiful Corner Unit Faces South + West. Galley Type Kitchen w/Breakfast Nook, L Shaped Living Room, Extra Large Dining Area, 3 Generous Size Bdrms; Master Bdrm w/Full Bath w/Walk in Shower. Beautiful Refinished Hardwood Floors. Totally Renovated Lobby. Short Walk to RR, Bus & Shops in Village of Fleetwood. Star Reduction $172.39 Monthly! Must See!

11. 2012-11-09
    listed $209,900 442-char remark

    Show marketing remark (442 chars)

    This True 3 Bedroom 2 Bath Unit Has Been Upgraded Throughout, Mint, Move In Condition. Beautiful Corner Unit Faces South + West. Galley Type Kitchen w/Breakfast Nook, L Shaped Living Room, Extra Large Dining Area, 3 Generous Size Bdrms; Master Bdrm w/Full Bath w/Walk in Shower. Beautiful Refinished Hardwood Floors. Totally Renovated Lobby. Short Walk to RR, Bus & Shops in Village of Fleetwood. Star Reduction $172.39 Monthly! Must See!

12. 2012-11-08
    historical
13. 2012-11-07
    historical
14. 2012-10-09
    price
15. 2012-05-08
    listed Active
16. 2012-05-08
    listed $209,900
17. 2012-03-28
    historical
18. 2012-02-13
    price
19. 2011-09-28
    listed Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,391
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,071
• − Management: −$3,071
• − Depreciation: −$8,727
• Taxable income: $717
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $5,278/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: Mount Vernon School District
• NCES district ID: 3620100
• Math proficiency: 35% ▼ -3.00%
• Reading proficiency: 50% ▲ 6.00%
• Median HH income: $50,890
• Composite: 36.59/100
• National rank: #4631
• State rank: #485 of 590 in NY

Livability — Mount Vernon

• Score: 71/100
• State rank: #397
• US rank: #6876

Category grades

Amenities C+ Commute A+ Cost of living F Crime D- Employment B Housing C Health & safety A User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, NY
• County: Westchester County · 709,332 people
• City population: 61,313
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 22,341
• Household income: $96,717
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 652.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Black 39% White 31% Hispanic / Latino 17% Two or more races 7% Asian 5%
• Hispanic origin (detail): Puerto Rican 5% Dominican 6%
• Common ancestry: Russian 2% Estonian 2% Hispanic 1%
• Foreign-born: 27% · Canada, China
• Languages at home: 74% English-only · Spanish 12% Other Indo-European 7% French/Haitian/Cajun 2%

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: ▼ -393.94%
• Current HPI: 244.3166
• Rent YoY: ▲ 7.04%
• 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

+42.9% since first listed

19 events — show timeline

• 2026-04-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-22 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $192,000 HGMLS
• 2013-05-01 Sold (MLS) $192,000 OneKey® MLS as Distributed by MLS Grid
• 2013-05-01 Sold (MLS) $192,000 HGMLS
• 2013-01-22 Contingent — HGMLS
• 2013-01-22 Price Changed $209,900 HGMLS
• 2012-11-09 Listed $209,900 HGMLS
• 2012-11-09 Listed $209,900 OneKey® MLS as Distributed by MLS Grid
• 2012-11-08 Delisted — HGMLS
• 2012-11-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-10-09 Price Changed — HGMLS
• 2012-05-08 Listed — HGMLS
• 2012-05-08 Listed $209,900 OneKey® MLS as Distributed by MLS Grid
• 2012-03-28 Delisted — HGMLS
• 2012-02-13 Price Changed — HGMLS
• 2011-09-28 Listed — HGMLS