87 Brookside Ave · Mount Vernon, NY 10553

$558,000

5 bd · 1.0 ba · 2,283 sqft · SingleFamily · 77 Days on market

Built 1957 7,841 sqft lot Est $874k · 36% under ↓ 10% since listing

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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 +18.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +5.9/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the heart of Mount Vernon, this charming and spacious Colonial offers an incredible opportunity to create your dream home. With a gracious, traditional layout, this home oozes character and is waiting to be transformed into the crown jewel of the neighborhood. The first floor boasts a welcoming formal living room, formal dining room, and a spacious kitchen that flows seamlessly into an enclosed porch – perfect for entertaining or relaxing. Upstairs, you'll find five generously sized bedrooms and a full bath, providing ample space for family living. The finished basement adds additional living space, ideal for a recreation room, home office, or extra storage. Outside, the ho

Key facts

• Full basement
• 7,841 sq ft lot
• 2 garage spots

Tags

• FULL BASEMENT
• DETACHED 2-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $558k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $558k).
• Recommended offer: $525k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.3% 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: Mount Vernon Honor Academy (math 22% / reading 52%, grade F, #1,519 of 2,108 statewide, top 74%, 308 students, 58% 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: 47 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k of loan paydown is wiped out by about $17k 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 77 days — a 6% lower offer ($525k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $62k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $524,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.14% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $874,389
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
362 Nuber Ave	0.52mi	5/2.0	2,286 (+0%)	3mo	$725,000	$317	69
315 Seneca Ave	0.51mi	5/3.5	2,200 (-4%)	1mo	$840,000	$382	59
141 Beechwood Ave	0.15mi	4/2.5 (-1)	2,000 (-12%)	6mo	$780,000	$390	56
425 Washington Ave	0.73mi	5/3.0	2,266 (-1%)	3mo	$1,605,000	$708	54
431 E Sidney Ave	0.36mi	5/3.0	2,000 (-12%)	2mo	$620,000	$310	53
415 E Prospect Ave	0.30mi	4/3.0 (-1)	2,500 (+10%)	6mo	$475,000	$190	52
332 Tecumseh Ave	0.51mi	5/2.5	2,500 (+10%)	2mo	$750,000	$300	52
410 Third Ave	0.71mi	4/2.5 (-1)	2,159 (-5%)	2mo	$1,580,000	$732	46
222 E 4th St	0.55mi	4/4.0 (-1)	2,165 (-5%)	4mo	$685,000	$316	45
349 Hawthorne Ter	0.70mi	4/2.5 (-1)	2,080 (-9%)	2mo	$830,000	$399	40
339 Tecumseh Ave	0.51mi	6/4.5 (+1)	2,000 (-12%)	4mo	$765,000	$383	34
418 Third Ave	0.73mi	4/3.0 (-1)	2,550 (+12%)	6mo	$1,567,500	$615	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-54,897
• Equity at exit: $83,200

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-736
• Equity at exit: $48,246

Cash invested: $156,240 (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 10553

• Active inventory: 47
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $6,365 medium
• Mortgage (P&I): −$2,926
• Tax from tax record: −$1,319 /mo · $15,829/yr
• Insurance: −$232
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,337
• Net cashflow: $550

Break-even live

Break-even rent $5,668

Max offer price $558,000

Occupancy floor 86%

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: $139,500
• Closing costs: $16,740
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Lorraine Ave Mount Vernon, NY	4.0	1.5	1948	$5,500	$2.82	7d	1	0.49mi
222 Primrose Ave Unit 2 Mt Vernon, NY	5.0	2.0	1900	$5,250	$2.76	19d	1	0.94mi
641 S 5th Ave Unit 2nd/3rd Floor Mt Vernon, NY	5.0	2.0	1800	$3,900	$2.17	4d	1	1.26mi
15 Hillside Rd Bronxville, NY	5.0	3.5	2750	$13,500	$4.91	2d	1	1.46mi

Listing history 6 events

1. 2025-11-25
   status Pending
2. 2025-11-14
   price $558,000
3. 2025-10-09
   price $589,000
4. 2025-09-08
   listed $620,000 Active
5. 2005-09-11
   historical
6. 2005-05-11
   listed

ⓘ 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: $15,829 · $1,319/mo
• Projected year-2 tax: $15,829 · $1,319/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 6/10 Major FEMA zone X (unshaded) · 69% 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: $76,375
• − Mortgage interest: −$31,257
• − Property taxes: −$15,829
• − Insurance: −$2,790
• − Repairs & maintenance: −$6,110
• − Management: −$6,110
• − Depreciation: −$16,233
• Taxable loss: −$1,953
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $7,072/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
• City population: 61,313
• Population (ZIP): 10,815

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 (67%)
• Race & ethnicity: Black 67% Hispanic / Latino 15% White 12% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 6% Dominican 3%
• Common ancestry: Russian 7% Lithuanian 1% Romanian 1%
• Foreign-born: 35% · Canada, Jamaica, Mexico
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 6% German/W. Germanic 1%

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: ▼ -114.74%
• Current HPI: 206.233
• Rent YoY: —
• Metro: —
• 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

-10.0% since first listed

6 events — show timeline

• 2025-11-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $558,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-09 Price Changed $589,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-08 Listed $620,000 OneKey® MLS as Distributed by MLS Grid
• 2005-09-11 Delisted — HGMLS
• 2005-05-11 Listed — HGMLS

Property tax history

+34.3%/yr

Latest (2025): $15,829 · +2.1% YoY. Source: county tax records.