6 Johnson St · Mount Vernon, NY 10550

$300,000

3 bd · 2.0 ba · 1,416 sqft · SingleFamily · 12 Days on market

Built 1925 2,614 sqft lot Est $568k · 47% under

---

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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.9/10.0
• 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

Listing remarks

Diamond in the rough, bring your imagination and make this corner lot home shine again. This single family home features three bedrooms and two baths and offers tremendous potential. The driveway can park 2-3 cars and the fenced in side yard is a good size for family gatherings.

Key facts

• 2,614 sq ft lot
• 2 parking spots
• Built 1925

Property features AI

Exterior

• Parking: Driveway with space for 2 vehicles
• Utilities: Electricity connected (Con-Edison); Public sewer; Water connected
• Home design: Single family residence; Listed as fixer condition
• Construction: Brick construction
• Exterior features: Brick exterior; Chain link fencing; Shed(s) on the property; Additional parcel included; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 6 total rooms
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Entrance foyer; Unfinished basement

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 7.5% 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: Rebecca Turner Elementary School (math 54% / reading 74%, grade B, #591 of 2,108 statewide, top 31%, 218 students, 70% 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).
• Market conditions: Rents rising (+3.4%/yr); 130 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $3,374/mo this rent would consume 67% 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 31y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1925 — 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 $300,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.12% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $567,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Wildwood Ave	0.09mi	3/1.0	1,400 (-1%)	3mo	$550,000	$393	87
48 Wildwood Ave	0.09mi	3/1.0	1,500 (+6%)	8mo	$260,000	$173	75
3988 Rombouts Ave	0.20mi	3/1.5	1,320 (-7%)	14mo	$650,000	$492	66
3723 Rombouts Ave	0.40mi	3/2.0	1,364 (-4%)	15mo	$500,000	$367	63
3992 Rombouts Ave	0.19mi	3/2.0	1,208 (-15%)	4mo	$669,000	$554	63
542 S 10th Ave	0.40mi	3/1.0	1,300 (-8%)	7mo	$500,000	$385	58
3943 Hill Ave	0.41mi	3/2.5	1,584 (+12%)	5mo	$635,000	$401	55
433 S 3rd Ave	0.57mi	3/1.0	1,500 (+6%)	7mo	$455,000	$303	54
4069 Grace Ave	0.70mi	3/2.0	1,260 (-11%)	2mo	$765,000	$607	48
4216 Murdock Ave	0.59mi	3/2.0	1,260 (-11%)	9mo	$640,000	$508	47
3549 Ropes Ave	0.72mi	3/1.5	1,300 (-8%)	7mo	$540,000	$415	45
459 S 1st Ave	0.55mi	4/3.0 (+1)	1,504 (+6%)	13mo	$595,000	$396	44

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-27,777
• Equity at exit: $44,731

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $6,863
• 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 10550

• Rents YoY: 3.4%
• Active inventory: 130
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,374 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$663 /mo · $7,961/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $304

Break-even live

Break-even rent $2,989

Max offer price $300,000

Occupancy floor 86%

Sensitivity live

Price	-10% $474	-5% $389	+0% $304	+5% $219	+10% $134
Rent	-10% $37	-5% $170	+0% $304	+5% $437	+10% $570
Rate	-1.0pp $455	-0.5pp $380	base $304	+0.5pp $226	+1.0pp $147

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Saint Pauls Pl Mount Vernon, NY	3.0	1.0	1100	$3,000	$2.73	25d	1	0.16mi
641 S 5th Ave Unit 1ST Mt Vernon, NY	3.0	1.5	1300	$3,600	$2.77	5d	1	0.17mi
607 S 5th Ave Unit 2ND Mt Vernon, NY	3.0	1.0	1200	$3,400	$2.83	25d	1	0.26mi
462 S 7th Ave Unit 462 Mt Vernon, NY	3.0	1.0	1100	$3,500	$3.18	0d	1	0.47mi
421 S 10th Ave Mount Vernon, NY	3.0	1.0	1200	$3,500	$2.92	25d	1	0.60mi
356 S Tenth Ave Unit 2nd Floor Mt Vernon, NY	3.0	2.0	1100	$3,850	$3.50	25d	1	0.67mi
218 Washington St Unit 2 Mt Vernon, NY	4.0	2.0	950	$3,900	$4.11	25d	1	1.23mi
173 Washington St Unit 2 Mt Vernon, NY	3.0	2.0	1500	$3,200	$2.13	2d	1	1.24mi
173 Washington St Unit 1 Mt Vernon, NY	3.0	2.0	1100	$3,000	$2.73	25d	1	1.24mi
70 Elm Ave Unit Right Mt Vernon, NY	3.0	2.5	1800	$4,000	$2.22	5d	1	1.33mi
131 Pelhamdale Ave Mount Vernon, NY	2.0	2.0	1600	$3,300	$2.06	5d	1	1.49mi

Listing history 5 events

1. 2026-04-29
   status Pending
2. 2026-04-17
   status Active
3. 2026-04-17
   price $300,000
4. 1995-05-01
   historical
5. 1995-01-09
   listed $269,000

ⓘ 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: $7,961 · $663/mo
• Projected year-2 tax: $7,961 · $663/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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: $40,487
• − Mortgage interest: −$16,805
• − Property taxes: −$7,961
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,239
• − Management: −$3,239
• − Depreciation: −$8,727
• Taxable loss: −$984
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $3,881/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

+11.5% since first listed

5 events — show timeline

• 2026-04-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $300,000 OneKey® MLS as Distributed by MLS Grid
• 1995-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 1995-01-09 Listed $269,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $7,961 · +3.9% YoY. Source: county tax records.