161 Pearsall Dr Unit 2B · Mount Vernon, NY 10552

$125,000

1 bd · 1.0 ba · 750 sqft · Condo · 6 Days on market

Built 1948

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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

Vernon Woods!!! The complex that has Everything you need!!! This 1 bedroom 1 bathroom Unit, located in a lovely GATED community comes with wonderful upgrades, newly renovated kitchen, newly renovated bathroom and floors throughout. Additional Information: HeatingFuel:Oil Below Ground,

Key facts

• Built 1948
• Listed 6 days

Property features AI

Finance

• HOA & community: Senior community; Clubhouse; Fitness center; Park; Playground; Tennis courts

Exterior

• Parking: Unassigned parking
• Utilities: Public sewer; Water available; Public trash collection
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Outdoor space

Interior

• Kitchen: Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Elevator; High ceilings; Recessed lighting; Soaking tub; Common laundry area; No dogs allowed
• Laundry & utility: Shared laundry in common area

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 $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Cap rate 17.2% 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: 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); Denzel Washington School-Arts (math 57% / reading 84%, grade B+, #701 of 1,100 statewide, top 64%, 383 students, 58% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 125 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• 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 $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 + 7.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
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 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: 2.03% ✓
• Cap rate: 17.22%
• Cash-on-cash: 39.03%
• DSCR: 2.74
• GRM: 4.1

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: 39.8%
• Equity multiple: 2.80×
• Total profit: $63,007
• Equity at exit: $18,638

10-year hold

• IRR: 48.1%
• Equity multiple: 6.61×
• Total profit: $196,198
• 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 10552

• Rents YoY: 7.0%
• Active inventory: 125
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,534 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $1,138

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 50%

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	7d	1	0.14mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	25d	1	0.55mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	19d	1	0.55mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	0.72mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	44d	1	0.83mi
274 Lockwood Ave Unit First floor New Rochelle, NY	2.0	1.0	908	$2,700	$2.97	44d	1	0.94mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	44d	1	0.97mi
49 5th St Apt 8 New Rochelle, NY	2.0	1.0	800	$2,429	$3.04	13d	1	0.97mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	44d	1	1.00mi
36 4th St Unit One New Rochelle, NY	2.0	1.0	900	$2,900	$3.22	5d	1	1.04mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	19d	1	1.06mi
299 Webster Ave Unit 3F New Rochelle, NY	1.0	1.0	861	$2,385	$2.77	44d	1	1.07mi
257 S 2nd Ave Mount Vernon, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.17mi
139 Sickles Ave Unit 2 New Rochelle, NY	2.0	1.5	1000	$3,100	$3.10	21d	1	1.19mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	44d	1	1.20mi
429 S 3rd Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	4d	1	1.33mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	7d	1	1.35mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	18d	1	1.35mi
965 Main St Unit 2 New Rochelle, NY	2.0	1.0	825	$2,995	$3.63	7d	1	1.36mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	1.39mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	1.40mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	1.43mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	1.43mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	1.45mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	1.45mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$3,422	$3.94	2d	11	1.45mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	1.46mi

HOA detail condo

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

Listing history 20 events

1. 2026-05-08
   status Pending
2. 2026-04-07
   listed $125,000 Active
3. 2024-02-23
   soldstatus $115,000 Closed 286-char remark

   Show marketing remark (286 chars)

   Vernon Woods!!! The complex that has Everything you need!!! This 1 bedroom 1 bathroom Unit, located in a lovely GATED community comes with wonderful upgrades, newly renovated kitchen, newly renovated bathroom and floors throughout. Additional Information: HeatingFuel:Oil Below Ground,

4. 2023-12-04
   status Pending 286-char remark

   Show marketing remark (286 chars)

   Vernon Woods!!! The complex that has Everything you need!!! This 1 bedroom 1 bathroom Unit, located in a lovely GATED community comes with wonderful upgrades, newly renovated kitchen, newly renovated bathroom and floors throughout. Additional Information: HeatingFuel:Oil Below Ground,

5. 2023-11-28
   status Active 286-char remark

   Show marketing remark (286 chars)

   Vernon Woods!!! The complex that has Everything you need!!! This 1 bedroom 1 bathroom Unit, located in a lovely GATED community comes with wonderful upgrades, newly renovated kitchen, newly renovated bathroom and floors throughout. Additional Information: HeatingFuel:Oil Below Ground,

6. 2023-11-01
   status Pending 286-char remark

   Show marketing remark (286 chars)

   Vernon Woods!!! The complex that has Everything you need!!! This 1 bedroom 1 bathroom Unit, located in a lovely GATED community comes with wonderful upgrades, newly renovated kitchen, newly renovated bathroom and floors throughout. Additional Information: HeatingFuel:Oil Below Ground,

7. 2023-08-27
   listed $125,999 Active 286-char remark

   Show marketing remark (286 chars)

   Vernon Woods!!! The complex that has Everything you need!!! This 1 bedroom 1 bathroom Unit, located in a lovely GATED community comes with wonderful upgrades, newly renovated kitchen, newly renovated bathroom and floors throughout. Additional Information: HeatingFuel:Oil Below Ground,

8. 2014-03-15
   price $64,000 198-char remark

   Show marketing remark (198 chars)

   Sunny 1 Bedroom at Fantastic Complex. Some Features include Tons of Free Parking, Gym, Tennis, Laundry Room and Free Jitney to Pelham Train Station. Walk to Shopping and 1 Block to Hutchinson Pkwy.

9. 2009-01-05
   soldstatus $64,000 198-char remark

   Show marketing remark (198 chars)

   Sunny 1 Bedroom at Fantastic Complex. Some Features include Tons of Free Parking, Gym, Tennis, Laundry Room and Free Jitney to Pelham Train Station. Walk to Shopping and 1 Block to Hutchinson Pkwy.

10. 2009-01-05
    historical 198-char remark

    Show marketing remark (198 chars)

    Sunny 1 Bedroom at Fantastic Complex. Some Features include Tons of Free Parking, Gym, Tennis, Laundry Room and Free Jitney to Pelham Train Station. Walk to Shopping and 1 Block to Hutchinson Pkwy.

11. 2008-09-17
    price $65,000 198-char remark

    Show marketing remark (198 chars)

    Sunny 1 Bedroom at Fantastic Complex. Some Features include Tons of Free Parking, Gym, Tennis, Laundry Room and Free Jitney to Pelham Train Station. Walk to Shopping and 1 Block to Hutchinson Pkwy.

12. 2008-08-15
    listed $65,000 198-char remark

    Show marketing remark (198 chars)

    Sunny 1 Bedroom at Fantastic Complex. Some Features include Tons of Free Parking, Gym, Tennis, Laundry Room and Free Jitney to Pelham Train Station. Walk to Shopping and 1 Block to Hutchinson Pkwy.

13. 2008-08-15
    historical

    Show marketing remark (198 chars)

    Sunny 1 Bedroom at Fantastic Complex. Some Features include Tons of Free Parking, Gym, Tennis, Laundry Room and Free Jitney to Pelham Train Station. Walk to Shopping and 1 Block to Hutchinson Pkwy.

14. 2008-02-18
    listed
15. 2008-02-18
    historical
16. 2007-02-21
    listed
17. 2000-08-02
    soldstatus $26,500
18. 2000-07-15
    price $31,500
19. 2000-07-15
    historical
20. 1999-08-24
    listed $26,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,414
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − Depreciation: −$3,636
• Taxable income: $12,409
• Est. tax owed @ 24.0%: −$2,978
• After-tax cash flow: $10,682/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

+371.7% since first listed

20 events — show timeline

• 2026-05-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-23 Sold (MLS) $115,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-11-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-11-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-08-27 Listed $125,999 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $64,000 HGMLS
• 2009-01-05 Delisted — HGMLS
• 2009-01-05 Sold (MLS) $64,000 HGMLS
• 2008-09-17 Price Changed $65,000 HGMLS
• 2008-08-15 Delisted — HGMLS
• 2008-08-15 Listed $65,000 HGMLS
• 2008-02-18 Delisted — HGMLS
• 2008-02-18 Listed — HGMLS
• 2007-02-21 Listed — HGMLS
• 2000-08-02 Sold (MLS) $26,500 HGMLS
• 2000-07-15 Delisted — HGMLS
• 2000-07-15 Price Changed $31,500 HGMLS
• 1999-08-24 Listed $26,500 HGMLS