457 S 5th Ave · Mount Vernon, NY 10550

$759,000

6 bd · 2.1 ba · — sqft · MultiFamily · 105 Days on market

Built 1940 2,178 sqft lot

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +6.0/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Excellent investment! Mount Vernon/Bronx Boarder Unique 3 Family home with finished basement and attic. Tenants pay own utilities, own Heat/ own electricity, hot water -making this investment e-z to manage. Brand new appliances-NOYHING FOR YOU TO DO!! Make your move now

Key facts

• Attic
• Brand new appliances
• Finished basement

Tags

• FINISHED BASEMENT
• ATTIC
• BRAND NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/0.7-bath units multifamily listed at $759k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive. Per door: $325/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $759k).
• Recommended offer: $691k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents rising (+3.4%/yr); 130 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $8,357/mo this rent would consume 165% of the median local household income ($61k/yr) (locally 2963% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 105 days — a 9% lower offer ($691k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $600k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 $690,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 7.6

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 S 5th Ave	0.31mi	6/—	—	0mo	$510,000	—	73
605 S 6th Ave	0.23mi	5/2.0 (-1)	—	0mo	$990,000	—	71
132 East 4th St	0.43mi	6/2.0	2,800	0mo	$700,000	$250	67
128 E 4th St	0.42mi	6/2.0	—	2mo	$770,000	—	66
4423 Mundy Ln	0.40mi	7/3.0 (+1)	—	1mo	$880,000	—	60
4331 Wilder Ave	0.57mi	5/2.0 (-1)	1,574	2mo	$803,000	$510	54
1461 E 233rd St	0.71mi	6/2.0	2,695	1mo	$950,000	$353	53
247 Nuber Ave	0.75mi	6/2.0	—	1mo	$885,000	—	52
2028 Pitman Ave	0.59mi	5/3.0 (-1)	1,824	2mo	$770,000	$422	50
435 S Columbus Ave	0.69mi	6/3.0	—	3mo	$780,000	—	49
112 S 7th Ave	0.63mi	5/3.0 (-1)	2,200	1mo	$445,000	$202	49
4216 Edson Ave	0.69mi	6/3.0	3,186	3mo	$930,000	$292	49

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-57,338
• Equity at exit: $113,169

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $44,497
• Equity at exit: $65,624

Cash invested: $212,520 (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 10550

• Rents YoY: 3.4%
• Active inventory: 130
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $8,357 high
• Mortgage (P&I): −$3,980
• Tax from tax record: −$1,263 /mo · $15,155/yr
• Insurance: −$316
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,755
• Net cashflow: $976

Break-even live

Break-even rent $7,121

Max offer price $759,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,406	-5% $1,191	+0% $976	+5% $761	+10% $546
Rent	-10% $316	-5% $646	+0% $976	+5% $1,306	+10% $1,636
Rate	-1.0pp $1,358	-0.5pp $1,169	base $976	+0.5pp $779	+1.0pp $579

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	0.7	$8,358
Total (3 units)			$8,357

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: $189,750
• Closing costs: $22,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Union Ln Mount Vernon, NY	5.0	1.0	1200	$4,200	$3.50	25d	1	0.29mi
33 Union Ln Unit 2 Mt Vernon, NY	5.0	1.0	—	$4,000	—	25d	1	0.29mi
310 S 7th Ave Mount Vernon, NY	5.0	2.0	1000	$4,800	$4.80	25d	1	0.31mi
641 S 5th Ave Unit 2nd/3rd Floor Mt Vernon, NY	5.0	2.0	1800	$3,900	$2.17	5d	1	0.32mi
142 W 5th St Mount Vernon, NY	6.0	2.0	1250	$3,756	$3.00	19d	1	0.33mi
222 Primrose Ave Unit 2 Mt Vernon, NY	5.0	2.0	1900	$5,250	$2.76	19d	1	1.48mi

Listing history 9 events

1. 2026-02-13
   status Pending
2. 2025-10-29
   listed $759,000 Active
3. 2022-07-08
   historical
4. 2022-06-17
   status Active
5. 2022-06-16
   historical
6. 2022-06-15
   listed $699,000 Active
7. 2022-06-14
   historical
8. 2021-04-27
   soldstatus $600,000
9. 2019-02-19
   soldstatus $107,000

ⓘ 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: $15,155 · $1,263/mo
• Projected year-2 tax: $15,155 · $1,263/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 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°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: $100,284
• − Mortgage interest: −$42,516
• − Property taxes: −$15,155
• − Insurance: −$4,592
• − Repairs & maintenance: −$8,023
• − Management: −$8,023
• − Depreciation: −$22,080
• Taxable loss: −$105
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $11,739/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): 38,972
• Household income: $60,701
• Rent vs Own: 71.8% rent · 28.2% own
• Severe rent burden: 2963.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% Hispanic / Latino 20% Two or more races 12% White 7% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 4%
• Common ancestry: Estonian 2% Hispanic 1% Russian 1%
• Foreign-born: 34% · Canada, China, Jamaica
• Languages at home: 73% English-only · Spanish 16% Other Indo-European 4% 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: ▼ -140.69%
• Current HPI: 191.5235
• Rent YoY: ▲ 3.37%
• 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

+609.3% since first listed

9 events — show timeline

• 2026-02-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Listed $759,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-06-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-06-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-06-15 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-14 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2021-04-27 Sold (Public Records) $600,000 Public Records
• 2019-02-19 Sold (Public Records) $107,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $15,155 · +2.1% YoY. Source: county tax records.