472 Gramatan Ave Bldg 4 Unit 2U · Mount Vernon, NY 10552

$285,000

2 bd · 1.0 ba · 1,200 sqft · Condo · 21 Days on market

Built 1930

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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 +5.2/10.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Cash flow +2.3/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large Pre-War two Bedroom CO-OP with High Ceilings, hardwood floors, nicely finished kitchen located in the Heart of much sought after Fleetwood. Short Walk to railroad for just a 28-Minute jaunt to Grand Central Station with all that NYC has to offer. Very centrally located near many highways and Bronxville is also less than a five minute drive. Both bedrooms are comfortably sized, this must be seen to be appreciated!!!Maintenance after basic STAR deduction is $896 per month. 30 lb weight limit for dogs (one dog). Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Bike room
• Elevator building
• On-site laundry

Tags

• ELEVATOR BUILDING
• ON-SITE LAUNDRY
• BIKE ROOM
• DEDICATED STORAGE UNITS
• EXCEPTIONAL ACCESSIBILITY

Property features AI

Finance

• Other: No additional parcels; Sidewalks in the community; Living area reported as 1200 sq ft
• HOA & community: Wellington Court cooperative association; Monthly association fee; Association covers heat and hot water; Association amenities: elevators, grounds maintenance, snow removal, trash service

Exterior

• Parking: Assigned parking; On-street parking available; Parking lot; Waitlist for parking; Parking fee of $75
• Security: Fire alarm
• Utilities: Electricity connected (Con Edison); Natural gas connected; Public sewer; Public water; Trash collection
• Home design: Stock cooperative; Five-story building; Unit on second floor; Actual property condition
• Construction: Brick construction
• Exterior features: Courtyard; Garden; Outdoor space; Bicycle room

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Located on the second floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat; Oil heating; Steam heating; Wall/window air conditioning units
• Interior features: Elevator; Entrance foyer; Galley-style kitchen; Granite counters; Primary bathroom; Recessed lighting; Storage; Walk-through kitchen; Common-area laundry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.
• Cap rate 2.0% vs local median 5.2% in Mount Vernon — 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 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.
• Zoned schools: Pennington School (math 42% / reading 62%, grade C-, #988 of 2,108 statewide, top 49%, 426 students, 45% FRL); Mount Vernon High School (math 54% / reading 75%, grade B-, #776 of 1,100 statewide, top 73%, 1,094 students, 76% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 58% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Mount Vernon School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.0%/yr); 128 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

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 21 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 10 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 $190k; list at $285k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $280,725 (1.5% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 2.03%
• Cash-on-cash: -15.23%
• DSCR: 0.32
• GRM: 8.2

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: -36.1%
• Equity multiple: -0.22×
• Total profit: $-97,545
• Equity at exit: $42,494

10-year hold

• IRR: -19.9%
• Equity multiple: -0.37×
• Total profit: $-109,712
• Equity at exit: $24,642

Cash invested: $79,800 (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 10552

• Rents YoY: 7.0%
• Active inventory: 128
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,903 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA est. from 1 same-building comp: −$1,337
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-1,013

Break-even live

Break-even rent $4,186

Max offer price $138,439

Occupancy floor —

Sensitivity live

Price	-10% $-816	-5% $-914	+0% $-1,013	+5% $-1,111	+10% $-1,210
Rent	-10% $-1,242	-5% $-1,128	+0% $-1,013	+5% $-898	+10% $-783
Rate	-1.0pp $-869	-0.5pp $-940	base $-1,013	+0.5pp $-1,087	+1.0pp $-1,162

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	0.11mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	23d	2	0.12mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$3,199	$3.35	2d	16	0.14mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$5,080	$5.01	25d	15	0.14mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	25d	1	0.20mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	0.20mi
26 W Devonia Ave Unit 1 Mt Vernon, NY	3.0	1.5	1388	$4,200	$3.03	12d	1	0.39mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	0.45mi
173 Crary Ave Mount Vernon, NY	3.0	2.0	1100	$3,100	$2.82	25d	1	0.48mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	11d	1	0.52mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	0.54mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	17d	1	0.57mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	0.58mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	0.71mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	25d	1	0.74mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	0.87mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	44d	1	0.87mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	8d	1	0.90mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	19d	1	0.92mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	25d	1	0.94mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	0.98mi
173 Washington St Unit 1 Mt Vernon, NY	3.0	2.0	1100	$3,000	$2.73	25d	1	1.00mi
173 Washington St Unit 2 Mt Vernon, NY	3.0	2.0	1500	$3,200	$2.13	2d	1	1.00mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	44d	1	1.05mi
6 Belden Ave Unit 1 Yonkers, NY	3.0	2.0	1450	$3,500	$2.41	25d	1	1.07mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	1.07mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	44d	1	1.08mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	8d	1	1.18mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	18d	1	1.18mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	12d	1	1.20mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	12d	1	1.22mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	25d	1	1.24mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	14d	1	1.26mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	8d	1	1.26mi
257 S 2nd Ave Mount Vernon, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.31mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.40mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	1.47mi

HOA detail condo

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

Listing history 27 events

1. 2026-05-13
   status Pending
2. 2026-04-22
   listed $285,000 Active
3. 2018-08-09
   soldstatus $190,000 Sold 574-char remark

   Show marketing remark (574 chars)

   Large Pre-War two Bedroom CO-OP with High Ceilings, hardwood floors, nicely finished kitchen located in the Heart of much sought after Fleetwood. Short Walk to railroad for just a 28-Minute jaunt to Grand Central Station with all that NYC has to offer. Very centrally located near many highways and Bronxville is also less than a five minute drive. Both bedrooms are comfortably sized, this must be seen to be appreciated!!!Maintenance after basic STAR deduction is $896 per month. 30 lb weight limit for dogs (one dog). Additional Information: HeatingFuel:Oil Above Ground,

4. 2018-05-22
   historical Pending 574-char remark

   Show marketing remark (574 chars)

   Large Pre-War two Bedroom CO-OP with High Ceilings, hardwood floors, nicely finished kitchen located in the Heart of much sought after Fleetwood. Short Walk to railroad for just a 28-Minute jaunt to Grand Central Station with all that NYC has to offer. Very centrally located near many highways and Bronxville is also less than a five minute drive. Both bedrooms are comfortably sized, this must be seen to be appreciated!!!Maintenance after basic STAR deduction is $896 per month. 30 lb weight limit for dogs (one dog). Additional Information: HeatingFuel:Oil Above Ground,

5. 2018-02-13
   listed $199,000 Active 574-char remark

   Show marketing remark (574 chars)

   Large Pre-War two Bedroom CO-OP with High Ceilings, hardwood floors, nicely finished kitchen located in the Heart of much sought after Fleetwood. Short Walk to railroad for just a 28-Minute jaunt to Grand Central Station with all that NYC has to offer. Very centrally located near many highways and Bronxville is also less than a five minute drive. Both bedrooms are comfortably sized, this must be seen to be appreciated!!!Maintenance after basic STAR deduction is $896 per month. 30 lb weight limit for dogs (one dog). Additional Information: HeatingFuel:Oil Above Ground,

6. 2015-07-31
   historical Expired
7. 2015-07-30
   historical
8. 2014-09-24
   listed Active
9. 2014-09-24
   listed $160,000
10. 2013-01-02
    historical
11. 2012-12-31
    historical
12. 2012-08-09
    price
13. 2012-06-21
    price
14. 2012-04-18
    price
15. 2012-02-13
    listed Active
16. 2012-02-13
    listed $140,000
17. 2011-12-31
    historical Cancelled
18. 2011-09-14
    price
19. 2011-06-30
    listed Active
20. 2007-10-23
    historical
21. 2007-09-13
    listed
22. 2006-06-22
    soldstatus $200,000
23. 2006-05-14
    price $204,999
24. 2006-05-14
    historical
25. 2005-12-12
    listed $200,000
26. 2002-12-07
    historical
27. 2002-07-08
    listed

ⓘ 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: $34,841
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,787
• − Management: −$2,787
• − HOA: −$16,044
• − Depreciation: −$8,291
• Taxable loss: −$16,733
• Est. tax savings @ 24.0%: +$4,016
• After-tax cash flow: $-8,138/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

+42.5% since first listed

27 events — show timeline

• 2026-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Listed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-09 Sold (MLS) $190,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-22 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-02-13 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-31 Delisted — HGMLS
• 2015-07-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-09-24 Listed — HGMLS
• 2014-09-24 Listed $160,000 OneKey® MLS as Distributed by MLS Grid
• 2013-01-02 Delisted — HGMLS
• 2012-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-08-09 Price Changed — HGMLS
• 2012-06-21 Price Changed — HGMLS
• 2012-04-18 Price Changed — HGMLS
• 2012-02-13 Listed — HGMLS
• 2012-02-13 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2011-12-31 Delisted — HGMLS
• 2011-09-14 Price Changed — HGMLS
• 2011-06-30 Listed — HGMLS
• 2007-10-23 Delisted — HGMLS
• 2007-09-13 Listed — HGMLS
• 2006-06-22 Sold (MLS) $200,000 HGMLS
• 2006-05-14 Delisted — HGMLS
• 2006-05-14 Price Changed $204,999 HGMLS
• 2005-12-12 Listed $200,000 HGMLS
• 2002-12-07 Delisted — HGMLS
• 2002-07-08 Listed — HGMLS