2 Fisher Dr #318 · Mount Vernon, NY 10552

$189,999

2 bd · 1.0 ba · 1,000 sqft · Condo · 112 Days on market

Built 1952

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• 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

Owner Anxious To Sell. Price Reduced. Owner Relocating. Call For Appointment To Show.

Key facts

• Built 1952
• Listed 111 days

Property features AI

Exterior

• Parking: Assigned parking (waitlist)
• Utilities: Public sewer; No additional utilities listed
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Convection oven; Oven; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning unit(s); Other heating
• Interior features: Ceiling fans; Galley-style kitchen; 6 total stories; Entry on 3rd level; No basement; 5 rooms total; Pets allowed (call for details)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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.
• Zoned schools: Traphagen School (math 32% / reading 52%, grade F, #1,361 of 2,108 statewide, top 67%, 322 students, 54% FRL); Benjamin Turner Middle School (math 8% / reading 32%, grade F, #678 of 729 statewide, top 94%, 196 students, 71% 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 67% FRL track the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 128 active listings in the ZIP; 34 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $145k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $172,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.47% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 5.7

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: 16.6%
• Equity multiple: 1.70×
• Total profit: $37,475
• Equity at exit: $28,329

10-year hold

• IRR: 28.0%
• Equity multiple: 3.97×
• Total profit: $158,010
• Equity at exit: $16,428

Cash invested: $53,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,784 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $886

Break-even live

Break-even rent $1,662

Max offer price $189,999

Occupancy floor 63%

Sensitivity live

Price	-10% $1,018	-5% $952	+0% $886	+5% $821	+10% $755
Rent	-10% $666	-5% $776	+0% $886	+5% $996	+10% $1,106
Rate	-1.0pp $982	-0.5pp $935	base $886	+0.5pp $837	+1.0pp $787

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	20d	1	0.33mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	20d	1	0.33mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	9d	1	0.40mi
173 Washington St Unit 1 Mt Vernon, NY	3.0	2.0	1100	$3,000	$2.73	26d	1	0.68mi
173 Washington St Unit 2 Mt Vernon, NY	3.0	2.0	1500	$3,200	$2.13	3d	1	0.68mi
173 Crary Ave Mount Vernon, NY	3.0	2.0	1100	$3,100	$2.82	26d	1	0.70mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	23d	2	0.91mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$5,080	$5.01	25d	15	0.95mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$3,199	$3.35	0d	17	0.95mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	26d	1	0.96mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	12d	1	0.98mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	26d	1	1.00mi
26 W Devonia Ave Unit 1 Mt Vernon, NY	3.0	1.5	1388	$4,200	$3.03	13d	1	1.01mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	22d	1	1.03mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	26d	1	1.05mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	26d	1	1.06mi
257 S 2nd Ave Mount Vernon, NY	1.0	1.0	800	$2,250	$2.81	26d	1	1.09mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	9d	1	1.17mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	19d	1	1.17mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	26d	1	1.20mi
242 Mayflower Ave Unit 1st floor New Rochelle, NY	1.0	1.0	1000	$3,000	$3.00	0d	1	1.27mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	9d	1	1.28mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	26d	1	1.31mi
10 9th St Unit 2 New Rochelle, NY	2.0	1.0	1185	$2,850	$2.41	45d	1	1.31mi
9 9th St Unit 1st Floor New Rochelle, NY	3.0	1.0	1463	$3,400	$2.32	45d	1	1.33mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	45d	1	1.33mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	12d	1	1.34mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	26d	1	1.34mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	18d	1	1.36mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	45d	1	1.43mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	15d	1	1.44mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	45d	1	1.45mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	15d	1	1.46mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	45d	1	1.46mi

HOA detail condo

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

Listing history 31 events

1. 2026-06-21
   days on market $189,999 Active 112 DOM
2. 2026-06-18
   days on market $189,999 Active 109 DOM
3. 2026-06-17
   days on market $189,999 Active 108 DOM
4. 2026-06-16
   days on market $189,999 Active 107 DOM
5. 2026-06-15
   days on market $189,999 Active 106 DOM
6. 2026-06-13
   days on market $189,999 Active 104 DOM
7. 2026-06-09
   days on market $189,999 Active 100 DOM
8. 2026-06-08
   days on market $189,999 Active 99 DOM
9. 2026-06-07
   days on market $189,999 Active 98 DOM
10. 2026-06-04
    days on market $189,999 Active 95 DOM
11. 2026-06-03
    days on market $189,999 Active 94 DOM
12. 2026-06-02
    days on market $189,999 Active 93 DOM
13. 2026-06-01
    days on market $189,999 Active 92 DOM
14. 2026-05-31
    days on market $189,999 Active 91 DOM
15. 2026-04-17
    price $189,999
16. 2026-03-02
    listed $190,000 Active
17. 2026-03-01
    historical $190,000
18. 2021-08-25
    historical
19. 2021-08-23
    status Active
20. 2021-08-14
    historical
21. 2021-07-06
    price $165,000
22. 2021-05-04
    price $166,000
23. 2021-04-25
    price $170,000
24. 2021-03-12
    listed $175,000 Active
25. 2021-03-11
    historical
26. 2005-02-10
    soldstatus $145,000 85-char remark

    Show marketing remark (85 chars)

    Owner Anxious To Sell. Price Reduced. Owner Relocating. Call For Appointment To Show.

27. 2004-11-05
    price $149,900 85-char remark

    Show marketing remark (85 chars)

    Owner Anxious To Sell. Price Reduced. Owner Relocating. Call For Appointment To Show.

28. 2004-11-05
    historical 85-char remark

    Show marketing remark (85 chars)

    Owner Anxious To Sell. Price Reduced. Owner Relocating. Call For Appointment To Show.

29. 2004-08-16
    listed $145,000 85-char remark

    Show marketing remark (85 chars)

    Owner Anxious To Sell. Price Reduced. Owner Relocating. Call For Appointment To Show.

30. 2002-04-28
    historical
31. 2001-10-29
    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 · 14 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: $33,407
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,673
• − Management: −$2,673
• − Depreciation: −$5,527
• Taxable income: $8,092
• Est. tax owed @ 24.0%: −$1,942
• After-tax cash flow: $8,693/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

+31.0% since first listed

17 events — show timeline

• 2026-04-17 Price Changed $189,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Listed $190,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Coming Soon $190,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-08-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-08-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-06 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-04 Price Changed $166,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-25 Price Changed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-12 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-11 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2005-02-10 Sold (MLS) $145,000 HGMLS
• 2004-11-05 Delisted — HGMLS
• 2004-11-05 Price Changed $149,900 HGMLS
• 2004-08-16 Listed $145,000 HGMLS
• 2002-04-28 Delisted — HGMLS
• 2001-10-29 Listed — HGMLS