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280 Collins Ave Unit 6I 🏢 Co-op
B+ Composite 75.8
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 +29.3/30.0
  • ARV discount +13.7/15.0
  • DSCR +10.0/10.0
  • 1% rule +8.2/10.0
  • Schools +4.5/10.0
  • Rent growth +4.3/5.0
  • Livability +3.6/5.0
  • Condition / age +2.2/5.0
  • Appreciation +0.0/10.0

$189,000

280 Collins Ave Unit 6I · Mount Vernon, NY 10552
1 bd · 1.0 ba · 800 sqft · Townhouse · 3 Days on market
Built 1948 Fair condition

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Commuters Dream! Bright & Spacious 1 bedroom Co-Op located in desirable Mayflower Gardens . Pet friendly Co-Op accepting dogs 20 pounds, or less with board approval. There is a $10 monthly pet fee. Short walk to the Fleetwood Metro North Station. Convenient to all major parkways.

Key facts

  • Major parkways
  • Pet friendly
  • Metro-north station

Tags

METRO-NORTH STATIONWALKING DISTANCE TO BRONXVILLEPET FRIENDLYMAJOR PARKWAYS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏢 Co-op / cooperative unit. The $189,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath townhouse listed at $189k. Condition is rated fair.

Deal economics

  • At list price, monthly cash flow is $663 ($8k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $189k).
  • Cap rate 10.5% vs local median 5.4% 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: Pennington School (math 42% / reading 62%, grade C-, #988 of 2,108 statewide, top 49%, 426 students, 45% 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 64% FRL track the district average.
  • Market conditions: Rents rising fast (+7.0%/yr); 216 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
  • This rent runs 31% 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

  • Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
  • 4 sale attempts since 26y 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 $125k; list at $189k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

  • Watch-outs: built in 1948 — 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 $189,000

Questions for the listing agent

  1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  4. 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?
  5. 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.
  6. 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.
  7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

1% rule
1.32% ✓
Cap rate
10.50%
Cash-on-cash
15.04%
DSCR
1.67
GRM
6.3

CMA / ARV

ARV (median comp)
$219,403
List price
$189,000
Delta
-13.86%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
777 N Macquesten Pkwy #203 0.05mi 1/1.0 800 (0%) 1mo $340,000 $425 97
625 Gramatan Ave Unit 5O 0.15mi 1/1.0 850 (+6%) 2mo $199,000 $234 81
625 Gramatan Ave Unit 1A 0.15mi 1/1.0 862 (+8%) 1mo $235,000 $273 80
1304 Midland Ave Unit C25 0.57mi 1/1.0 800 (0%) 1mo $180,000 $225 73
1374 Midland Ave #214 0.37mi 1/1.0 850 (+6%) 0mo $407,000 $479 72
636 N Terrace Ave Unit 3-E 0.26mi 1/1.0 725 (-9%) 0mo $199,000 $274 72
20 William St Unit 4B 0.39mi 1/1.0 750 (-6%) 1mo $182,500 $243 71
1440 Midland Ave Unit 2B 0.22mi 1/1.0 900 (+12%) 1mo $165,000 $183 68
796 Bronx River Rd Unit B38 0.32mi 1/1.0 700 (-12%) 2mo $155,000 $221 63
671 Bronx River Rd Unit 2f 0.61mi 1/1.0 750 (-6%) 0mo $160,000 $213 61
765 Bronx River Rd Unit 4A 0.42mi 2/1.0 (+1) 900 (+12%) 1mo $260,000 $289 54
765 Bronx River Rd Unit 6G 0.42mi 2/1.0 (+1) 900 (+12%) 1mo $225,000 $250 54

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 · 7.04% rent growth · sell at horizon

5-year hold
IRR
10.1%
Equity multiple
1.42×
Total profit
$22,191
Equity at exit
$28,181
10-year hold
IRR
22.4%
Equity multiple
3.28×
Total profit
$120,891
Equity at exit
$16,341

Cash invested: $52,920 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
74 active · 117 under contract
Months of supply
6.2 mo (16%/mo absorbed)
Median asking
$198,950 ($239/sqft)
Median days on market
92 d
This list price
41% of active listings are priced below it
ARV vs active asking
+14.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10552

Rents YoY
7.0%
Active inventory
216
Price-to-rent
6.3×

Monthly cashflow live

Estimated rent
$2,493 high interval (Pro) →
Mortgage (P&I)
−$991
Tax est. 1.5%
−$236 /mo · $2,835/yr
Insurance
−$79
HOA
−$0
Vacancy / Maint / Mgmt
−$523
Net cashflow
$663

Break-even live

Break-even rent $1,653
Max offer price $189,000
Occupancy floor 68%

Sensitivity live

Price -10% $794 -5% $728 +0% $663 +5% $598 +10% $533
Rent -10% $466 -5% $565 +0% $663 +5% $762 +10% $860
Rate -1.0pp $758 -0.5pp $711 base $663 +0.5pp $614 +1.0pp $564

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
$47,250
Closing costs
$5,670
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
42 Broad St W Mount Vernon, NY 3.0 1.0–2.0 1014 $3,956 $3.90 165d 15 0.14mi
42 Broad St W Mount Vernon, NY 3.0 1.0–2.0 741 $3,561 $4.80 0d 11 0.14mi
680 N Terrace Ave Mount Vernon, NY 1.0 1.0 550 $2,125 $3.86 66d 1 0.17mi
80 W Grand St Unit B1 Mt Vernon, NY 1.0 1.0 650 $1,970 $3.03 126d 1 0.17mi
80 W Grand St Mount Vernon, NY 1.0 1.0 850 $1,942 $2.28 10d 1 0.17mi
1440 Midland Ave Unit 1F Yonkers, NY 1.0 1.0 700 $2,100 $3.00 123d 1 0.19mi
669 N Terrace Ave Mount Vernon, NY 1.0 1.0 750 $2,031 $2.71 10d 1 0.21mi
514 Gramatan Ave Mount Vernon, NY 1.0 1.0 650 $1,775 $2.73 91d 1 0.22mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY 2.0 1.0 950 $3,195 $3.36 165d 1 0.27mi
1 Vincent Rd Unit 4B Yonkers, NY 2.0 1.0 950 $2,400 $2.53 107d 1 0.27mi
808 Bronx River Rd Unit 7E Bronxville, NY 1.0 1.0 750 $1,699 $2.27 74d 1 0.28mi
33 E Grand St Mount Vernon, NY 1.0 1.0 725 $2,050 $2.83 33d 1 0.28mi
33 E Grand St Apt C2C Mt Vernon, NY 1.0 1.0 750 $2,300 $3.07 3d 1 0.29mi
796 Bronx River Rd Yonkers, NY 2.0 1.0 950 $2,800 $2.95 10d 1 0.31mi
770 Bronx River Rd Apt A42 Yonkers, NY 2.0 1.0 775 $2,500 $3.23 130d 1 0.35mi
770 Bronx River Rd Unit A53 Yonkers, NY 2.0 1.0 850 $1,200 $1.41 79d 1 0.35mi
33 William St Mount Vernon, NY 2.0 1.0 900 $2,695 $2.99 22d 1 0.35mi
1360 Midland Ave Unit 2 Yonkers, NY 1.0 1.0 900 $1,700 $1.89 7d 1 0.38mi
525 N Macquesten Pkwy Mount Vernon, NY 1.0 1.0 750 $3,195 $4.26 96d 1 0.46mi
6 Bronxville Glen Dr Bldg 1-15 Yonkers, NY 2.0 1.5 1100 $3,800 $3.45 10d 1 0.47mi
28 Primrose Ave Apt 3 Mt Vernon, NY 2.0 1.0 800 $2,800 $3.50 67d 1 0.50mi
671 Bronx River Rd Apt 6C Yonkers, NY 2.0 1.5 993 $2,895 $2.92 88d 1 0.60mi
671 Bronx River Rd Unit 3A Yonkers, NY 2.0 1.5 950 $3,000 $3.16 165d 1 0.60mi
4 Midland Gdns Unit 1H Bronxville, NY 1.0 1.0 902 $1,790 $1.98 45d 1 0.63mi
282 Summit Ave Unit 2F 1 Bed Mt Vernon, NY 1.0 1.0 650 $2,250 $3.46 77d 1 0.64mi
200 Crescent Pl Unit 2nd fl Yonkers, NY 1.0 1.0 800 $2,150 $2.69 128d 1 0.64mi
407 N MacQuesten Pkwy Unit 2 Mt Vernon, NY 2.0 1.0 938 $3,000 $3.20 10d 1 0.64mi
28 Urban St Apt 3 Mt Vernon, NY 2.0 1.0 786 $2,050 $2.61 66d 1 0.64mi
85 Halley St Unit 3 Yonkers, NY 2.0 1.0 1000 $3,000 $3.00 71d 1 0.68mi
12 Putnam St Mount Vernon, NY 2.0 1.0 950 $2,600 $2.74 165d 1 0.69mi
265 Summit Ave Apt 3 Mt Vernon, NY 2.0 1.0 1000 $3,250 $3.25 67d 1 0.69mi
149 Chester St Mount Vernon, NY 2.0 1.0 900 $3,200 $3.56 10d 1 0.69mi
51 Parkway Rd Apt 3 Bronxville, NY 1.0 1.0 1100 $2,900 $2.64 133d 1 0.71mi
230 N 7th Ave Unit 2 Mt Vernon, NY 1.0 1.0 950 $2,300 $2.42 151d 1 0.77mi
222 N 6th Ave Mount Vernon, NY 2.0 1.0 700 $2,300 $3.29 10d 1 0.77mi
224 Gramatan Ave Unit 4K Mt Vernon, NY 1.0 1.0 700 $2,400 $3.43 96d 1 0.81mi
91 Parkway Rd Unit 1G Bronxville, NY 2.0 1.0 1100 $4,295 $3.90 104d 1 0.81mi
91 Parkway Rd Unit 1G Bronxville, NY 2.0 1.0 1100 $3,900 $3.55 10d 1 0.81mi
249 N MacQuesten Pkwy #2 Mt Vernon, NY 2.0 1.0 780 $2,800 $3.59 67d 1 0.81mi
103 North St Mount Vernon, NY 1.0 1.0 720 $1,900 $2.64 161d 1 0.83mi

Property features AI

Finance

HOA & community
Association amenities include elevators and a parkAssociation fees include hot water, sewer, and water

Exterior

Parking
On-street parkingOther parking
Security
Intercom
Utilities
Public sewerPublic trash collectionElectric service by Con Edison
Home design
Stock cooperative9 storiesEntry on the 6th floor
Construction
Brick construction
Exterior features
Near public transitNear shopsNear a school

Interior

Kitchen
Refrigerator
Bathrooms
1 full bathroom
Heating & cooling
Hot water heatingNatural gas heatingWall/window unit cooling
Interior features
ElevatorBlindsFull atticCommon basement
Laundry & utility
Gas water heater

Listing history 12 events

  1. 2026-11-08
    days on market $189,000 Active 3 DOM
  2. 2026-11-07
    days on market $189,000 Active 2 DOM
  3. 2026-11-06
    statusdays on marketlisting id $189,000 Active 1 DOM
  4. 2026-05-05
    status Pending
  5. 2026-04-13
    listed $189,000 Active
  6. 2018-01-09
    soldstatus $125,000 Sold 284-char remark
    Show marketing remark (284 chars)

    Commuters Dream! Bright & Spacious 1 bedroom Co-Op located in desirable Mayflower Gardens . Pet friendly Co-Op accepting dogs 20 pounds, or less with board approval. There is a $10 monthly pet fee. Short walk to the Fleetwood Metro North Station. Convenient to all major parkways.

  7. 2017-11-10
    historical Pending 284-char remark
    Show marketing remark (284 chars)

    Commuters Dream! Bright & Spacious 1 bedroom Co-Op located in desirable Mayflower Gardens . Pet friendly Co-Op accepting dogs 20 pounds, or less with board approval. There is a $10 monthly pet fee. Short walk to the Fleetwood Metro North Station. Convenient to all major parkways.

  8. 2017-10-11
    listed $125,000 Active 284-char remark
    Show marketing remark (284 chars)

    Commuters Dream! Bright & Spacious 1 bedroom Co-Op located in desirable Mayflower Gardens . Pet friendly Co-Op accepting dogs 20 pounds, or less with board approval. There is a $10 monthly pet fee. Short walk to the Fleetwood Metro North Station. Convenient to all major parkways.

  9. 2001-03-23
    soldstatus $62,000 283-char remark
  10. 2000-11-30
    price $65,000 283-char remark
  11. 2000-11-30
    historical 283-char remark
  12. 2000-09-26
    listed $62,000 283-char remark

ⓘ 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$29,913
− Mortgage interest
−$10,587
− Property taxes
−$2,835
− Insurance
−$945
− Repairs & maintenance
−$2,393
− Management
−$2,393
− Depreciation
−$5,498
Taxable income
$5,262
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,263
After-tax cash flow
$6,695/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $20,000–$36,000 screening

This one-bedroom co-op in Mount Vernon, NY, offers a good starting point for potential buyers or renters. While it's in fair condition, it requires some repairs and maintenance to reach its full potential. With a few updates, it could significantly increase its resale or rental value.

Components & finishes AI

Appliances stainless steel

Repairs flagged

  • Minor Kitchen countertops — Light scratches and wear visible on the countertops.
  • Minor Kitchen cabinets — Light scratches and wear visible on the cabinet doors.
  • Minor Landscaping — Some trees and shrubs appear unkempt, requiring trimming and maintenance.

Value-add opportunities

  • Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home. ↑
  • Both Replace countertops and cabinets — Modern, high-quality countertops and cabinets can significantly increase the home's value. ↑
  • Both Landscaping and curb appeal — A well-maintained and aesthetically pleasing exterior can attract more buyers and renters. ↑
  • Both HVAC maintenance — A clean and well-maintained HVAC system ensures comfort and can reduce energy costs. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Pennington School C- NY #988/2,108 Nat'l #11,263/41,679 Middle Benjamin Turner Middle School F NY #678/729 Nat'l #11,766/14,009 High Mount Vernon High School B- NY #776/1,100 Nat'l #2,821/17,239

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
B Composite livability gradescore 71/100

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 · 1,028,035 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
10% of renters

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%
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
—

Price history

+204.8% since first listed
10 events — show timeline
  • 2026-11-05 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
  • 2026-05-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
  • 2026-04-13 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
  • 2018-01-09 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
  • 2017-11-10 Contingent — OneKey® MLS as Distributed by MLS Grid
  • 2017-10-11 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
  • 2001-03-23 Sold (MLS) $62,000 HGMLS
  • 2000-11-30 Delisted — HGMLS
  • 2000-11-30 Price Changed $65,000 HGMLS
  • 2000-09-26 Listed $62,000 HGMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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