11 Park Ave Unit 4g · Mount Vernon, NY 10550

$125,000

1 bd · 1.0 ba · 703 sqft · Condo · 69 Days on market

Built 1925 ↓ 11% since listing

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

A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

Key facts

• Functional kitchen
• Ample natural light
• Prime location

Tags

• AMPLE NATURAL LIGHT
• GENEROUSLY SIZED LIVING ROOM
• FUNCTIONAL KITCHEN
• PRIME LOCATION

Property features AI

Finance

• Other: Living area reported as ~703 (source: CubiCasa)
• Financial info: No additional financial details provided
• HOA & community: Cooperative ownership (co-op); parking by waitlist

Exterior

• Parking: No carport; Parking availability by waitlist
• Security: No security details provided
• Utilities: Public sewer; Electricity available; Natural gas available
• Home design: Stock cooperative (co-op)
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas Range; Refrigerator
• Bedrooms: Total of 5 rooms (bedrooms and living spaces combined); entry at level 4
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Other heating; Wall/window air conditioning units
• Interior features: Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 15 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).
• This rent runs 42% of the median local income ($61k/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 $864 of loan paydown is wiped out by about $4k 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 + 3.4% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $100k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1925 — 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: 1.71% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.37% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.95×
• Total profit: $33,149
• Equity at exit: $18,638

10-year hold

• IRR: 31.2%
• Equity multiple: 3.86×
• Total profit: $99,997
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $825

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 56%

Sensitivity live

Price	-10% $912	-5% $869	+0% $825	+5% $782	+10% $739
Rent	-10% $657	-5% $741	+0% $825	+5% $910	+10% $994
Rate	-1.0pp $888	-0.5pp $857	base $825	+0.5pp $793	+1.0pp $760

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	0.41mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	25d	1	0.50mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	19d	1	0.57mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	25d	1	0.59mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	25d	1	0.60mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	12d	1	0.64mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	23d	2	0.66mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	0.79mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	25d	1	0.84mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	0.85mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	25d	15	0.85mi
429 S 3rd Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	4d	1	0.89mi
411 Bronx River Rd Unit 2K Yonkers, NY	—	1.0	516	$1,795	$3.48	0d	1	0.94mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	44d	1	1.14mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	44d	1	1.33mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-02
   status $125,000 Pending 69 DOM
2. 2026-06-01
   days on market $125,000 Active 69 DOM
3. 2026-05-31
   days on market $125,000 Active 68 DOM
4. 2026-03-24
   listed $125,000 Active
5. 2017-06-09
   soldstatus $100,000 Sold 277-char remark

   Show marketing remark (277 chars)

   A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

6. 2017-04-05
   historical Pending 277-char remark

   Show marketing remark (277 chars)

   A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

7. 2017-02-10
   price $100,000 277-char remark

   Show marketing remark (277 chars)

   A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

8. 2017-01-31
   price $105,000 277-char remark

   Show marketing remark (277 chars)

   A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

9. 2017-01-20
   price $104,000 277-char remark

   Show marketing remark (277 chars)

   A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

10. 2017-01-06
    price $109,000 277-char remark

    Show marketing remark (277 chars)

    A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

11. 2016-12-29
    price $110,000 277-char remark

    Show marketing remark (277 chars)

    A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

12. 2016-12-23
    price $112,500 277-char remark

    Show marketing remark (277 chars)

    A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

13. 2016-12-07
    price $122,500 277-char remark

    Show marketing remark (277 chars)

    A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

14. 2016-11-28
    price $125,000 277-char remark

    Show marketing remark (277 chars)

    A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

15. 2016-11-14
    price $130,000 277-char remark

    Show marketing remark (277 chars)

    A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

16. 2016-11-12
    listed $140,000 Active 277-char remark

    Show marketing remark (277 chars)

    A great co-op that is also pet friendly that is in a convenient location! The building has a beautiful lobby and new laundry room. It is just a brief 7 minute walk to the Mount Vernon East Metro North train station & is very close to the shopping center on Gramatan Avenue.

ⓘ 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

Taxation est. · year 1

• Rental income: $25,660
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$3,636
• Taxable income: $8,416
• Est. tax owed @ 24.0%: −$2,020
• After-tax cash flow: $7,885/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

-10.7% since first listed

13 events — show timeline

• 2026-03-24 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2017-06-09 Sold (MLS) $100,000 OneKey® MLS as Distributed by MLS Grid
• 2017-04-05 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-02-10 Price Changed $100,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-31 Price Changed $105,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-20 Price Changed $104,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-06 Price Changed $109,000 OneKey® MLS as Distributed by MLS Grid
• 2016-12-29 Price Changed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2016-12-23 Price Changed $112,500 OneKey® MLS as Distributed by MLS Grid
• 2016-12-07 Price Changed $122,500 OneKey® MLS as Distributed by MLS Grid
• 2016-11-28 Price Changed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-14 Price Changed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-12 Listed $140,000 OneKey® MLS as Distributed by MLS Grid