19 William St Unit 5J · Mount Vernon, NY 10552

$134,000

1 bd · 1.0 ba · 690 sqft · Condo · 151 Days on market

Built 1935

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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
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CONTRACT OUT! 19 WILLIAM STREET #5-J, Mt. Vernon Top-floor pre-war 1 BED/1 BA Penthouse SPONSOR UNIT (No Board Approval) in a Tudor-revival elevator co-operative building ca. 1935. West-facing onto quiet, tree-lined Linden Avenue in downtown Fleetwood. Just a 7-minute walk to the train & a very short wait-list for off-street parking. Well-proportioned space & elegant attributes only a pre-war building can offer: high ceilings, original hardwood floors, plaster walls & moldings. Entry Hall/Foyer, Living Room, renovated EIK, windowed Dining L & Bath, Bedroom; all with front, west-facing exposures. All of the exclusivity, privacy & glamour penthouse living affords, at the apex of southern Westchester's most fabulous array of shopping, eateries, entertainment & transportation. XP/local buses, all conveniently located and within very easy reach, including MetroNorth's Harlem Line Fleetwood Station just 30 minutes north of GCT & midtown Manhattan. No Dogs/No Subletting/No Investors, please.

Key facts

• Elegant archways
• Common laundry room
• Built 1935

Tags

• ORIGINAL HARDWOOD FLOORS
• ELEGANT ARCHWAYS
• COMMON LAUNDRY ROOM
• DIVERSE ARRAY OF SHOPPING

Property features AI

Finance

• HOA & community: Elevator(s); Park

Exterior

• Parking: Assigned parking; Attached parking; Common parking; Waitlist for parking; Parking fee applies
• Utilities: Electricity provided by Con-Edison; Public sewer; Electricity connected; Public trash collection
• Home design: Stock cooperative; Entry level: 5
• Construction: Block construction; Brick construction; Frame construction; Wood siding
• Exterior features: Block, brick, frame and wood siding construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas Range; Microwave; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Radiant heating; Steam heating; Other heating; Wall/window air conditioning units
• Interior features: Other interior features
• Laundry & utility: Laundry room available; In-basement laundry; Common area laundry; Inside unit access to laundry

🏢 Co-op / cooperative unit. The $134,000 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 condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: Cecil H Parker School (math 12% / reading 32%, grade F, #1,923 of 2,108 statewide, top 92%, 256 students, 80% 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 fast (+7.0%/yr); 125 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $926 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 + 7.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $117,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 1.68% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.18%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.04% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.12×
• Total profit: $41,956
• Equity at exit: $19,980

10-year hold

• IRR: 35.8%
• Equity multiple: 4.97×
• Total profit: $148,782
• Equity at exit: $11,586

Cash invested: $37,520 (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 10552

• Rents YoY: 7.0%
• Active inventory: 125
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,248 high
• Mortgage (P&I): −$703
• Tax est. 1.5%: −$168 /mo · $2,010/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $850

Break-even live

Break-even rent $1,172

Max offer price $134,000

Occupancy floor 57%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	21d	2	0.04mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	24d	1	0.14mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	1d	16	0.21mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	0.21mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	20d	1	0.50mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	24d	1	0.85mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	24d	1	0.87mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	24d	1	0.90mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	10d	1	1.12mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	24d	1	1.15mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	18d	1	1.22mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	43d	1	1.26mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	43d	1	1.45mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-01
   status $134,000 Pending 151 DOM
2. 2026-05-31
   days on market $134,000 Active 151 DOM
3. 2026-05-05
   price $134,000
4. 2026-04-10
   price $136,000
5. 2026-04-01
   status Active
6. 2026-04-01
   price $139,900
7. 2026-02-06
   price $129,900
8. 2026-01-30
   price $133,000
9. 2026-01-22
   price $135,000
10. 2026-01-10
    price $137,000
11. 2025-12-09
    listed $139,900 Active
12. 2020-03-17
    soldstatus $130,000 Sold 1028-char remark

    Show marketing remark (1028 chars)

    CONTRACT OUT! 19 WILLIAM STREET #5-J, Mt. Vernon Top-floor pre-war 1 BED/1 BA Penthouse SPONSOR UNIT (No Board Approval) in a Tudor-revival elevator co-operative building ca. 1935. West-facing onto quiet, tree-lined Linden Avenue in downtown Fleetwood. Just a 7-minute walk to the train & a very short wait-list for off-street parking. Well-proportioned space & elegant attributes only a pre-war building can offer: high ceilings, original hardwood floors, plaster walls & moldings. Entry Hall/Foyer, Living Room, renovated EIK, windowed Dining L & Bath, Bedroom; all with front, west-facing exposures. All of the exclusivity, privacy & glamour penthouse living affords, at the apex of southern Westchester's most fabulous array of shopping, eateries, entertainment & transportation. XP/local buses, all conveniently located and within very easy reach, including MetroNorth's Harlem Line Fleetwood Station just 30 minutes north of GCT & midtown Manhattan. No Dogs/No Subletting/No Investors, please.

13. 2020-01-03
    status Pending 1028-char remark

    Show marketing remark (1028 chars)

    CONTRACT OUT! 19 WILLIAM STREET #5-J, Mt. Vernon Top-floor pre-war 1 BED/1 BA Penthouse SPONSOR UNIT (No Board Approval) in a Tudor-revival elevator co-operative building ca. 1935. West-facing onto quiet, tree-lined Linden Avenue in downtown Fleetwood. Just a 7-minute walk to the train & a very short wait-list for off-street parking. Well-proportioned space & elegant attributes only a pre-war building can offer: high ceilings, original hardwood floors, plaster walls & moldings. Entry Hall/Foyer, Living Room, renovated EIK, windowed Dining L & Bath, Bedroom; all with front, west-facing exposures. All of the exclusivity, privacy & glamour penthouse living affords, at the apex of southern Westchester's most fabulous array of shopping, eateries, entertainment & transportation. XP/local buses, all conveniently located and within very easy reach, including MetroNorth's Harlem Line Fleetwood Station just 30 minutes north of GCT & midtown Manhattan. No Dogs/No Subletting/No Investors, please.

14. 2019-09-24
    listed $134,900 Active 1028-char remark

    Show marketing remark (1028 chars)

    CONTRACT OUT! 19 WILLIAM STREET #5-J, Mt. Vernon Top-floor pre-war 1 BED/1 BA Penthouse SPONSOR UNIT (No Board Approval) in a Tudor-revival elevator co-operative building ca. 1935. West-facing onto quiet, tree-lined Linden Avenue in downtown Fleetwood. Just a 7-minute walk to the train & a very short wait-list for off-street parking. Well-proportioned space & elegant attributes only a pre-war building can offer: high ceilings, original hardwood floors, plaster walls & moldings. Entry Hall/Foyer, Living Room, renovated EIK, windowed Dining L & Bath, Bedroom; all with front, west-facing exposures. All of the exclusivity, privacy & glamour penthouse living affords, at the apex of southern Westchester's most fabulous array of shopping, eateries, entertainment & transportation. XP/local buses, all conveniently located and within very easy reach, including MetroNorth's Harlem Line Fleetwood Station just 30 minutes north of GCT & midtown Manhattan. No Dogs/No Subletting/No Investors, please.

15. 2009-06-29
    historical
16. 2009-06-10
    price
17. 2008-10-09
    listed

ⓘ 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: $26,976
• − Mortgage interest: −$7,506
• − Property taxes: −$2,010
• − Insurance: −$670
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$3,898
• Taxable income: $8,575
• Est. tax owed @ 24.0%: −$2,058
• After-tax cash flow: $8,140/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): 22,341
• Household income: $96,717
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 652.0

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: 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%
• Common ancestry: Russian 2% Estonian 2% Hispanic 1%
• Foreign-born: 27% · Canada, China
• 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: —

Market trends

• HPI YoY: ▼ -393.94%
• Current HPI: 244.3166
• Rent YoY: ▲ 7.04%
• 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

-0.7% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $134,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $136,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $139,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $129,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $133,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-10 Price Changed $137,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-09 Listed $139,900 OneKey® MLS as Distributed by MLS Grid
• 2020-03-17 Sold (MLS) $130,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-09-24 Listed $134,900 OneKey® MLS as Distributed by MLS Grid
• 2009-06-29 Delisted — HGMLS
• 2009-06-10 Price Changed — HGMLS
• 2008-10-09 Listed — HGMLS