625 Gramatan Ave Unit 5O · Mount Vernon, NY 10552

$199,000

1 bd · 1.0 ba · 850 sqft · Condo · 22 Days on market

Built 1955

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Why this score? — see what drove the D 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 +8.7/30.0
• 1% rule +7.9/10.0
• 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
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Commuter's Delight!! Spacious, bright and updated one bedroom unit in the Heart of Fleetwood!This move in condition unit comes with a DEEDED garage space located on upper garage, parking space #6, storage available, within walking distance to Metro North, shopping, public transportation. Maintenance does not include STAR!!! Come see all that Fleetwood has to offer!!!

Key facts

• Garage
• Built 1955
• Listed 22 days

Property features AI

Finance

• HOA & community: Managed by 625 Gramatan Owners Corp.; Monthly additional fuel surcharge of $29.14

Exterior

• Parking: Covered garage parking (1 space); Monthly parking fee of $50
• Utilities: Electric service by Con Edison; Public sewer; Electricity available
• Home design: Stock cooperative
• Construction: Block construction
• Exterior features: Block construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: Total rooms: 3; Located between 3rd and 5th floors
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom; Full basement
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Elevator; Galley-type kitchen; Quartz/quartzite counters; Common-area laundry; Cats allowed, no dogs
• Laundry & utility: Common-area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.

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: Pennington School (math 42% / reading 62%, grade C-, #988 of 2,108 statewide, top 49%, 426 students, 45% FRL); Mount Vernon High School (math 54% / reading 75%, grade B-, #776 of 1,100 statewide, top 73%, 1,094 students, 76% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 58% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Mount Vernon School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.0%/yr); 125 active listings in the ZIP; 35 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 32% 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 $1k of loan paydown is wiped out by about $6k 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 22 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $106k; list at $199k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 6.4

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: -15.0%
• Equity multiple: 0.43×
• Total profit: $-31,593
• Equity at exit: $29,672

10-year hold

• IRR: 1.8%
• Equity multiple: 1.17×
• Total profit: $9,351
• Equity at exit: $17,206

Cash invested: $55,720 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA est. from 1 same-building comp: −$825
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-169

Break-even live

Break-even rent $2,785

Max offer price $174,537

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	0.15mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	0.15mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	24d	1	0.23mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	24d	1	0.26mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	24d	1	0.34mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	0.34mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	24d	1	0.68mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	24d	1	0.70mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	17d	1	0.74mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	0.75mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	24d	1	0.78mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	20d	1	0.82mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	0.82mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	24d	1	0.97mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	24d	1	1.01mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	19d	1	1.01mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	1.06mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	43d	1	1.06mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	43d	1	1.06mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	7d	1	1.13mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	24d	1	1.17mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	24d	1	1.18mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	43d	1	1.24mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	4d	1	1.24mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	7d	1	1.26mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	43d	1	1.30mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	11d	1	1.32mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	1.39mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	7d	1	1.39mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	17d	1	1.39mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	11d	1	1.42mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	19d	1	1.45mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	13d	1	1.47mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	24d	1	1.47mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	13d	1	1.49mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $199,000 Active 22 DOM
2. 2026-06-17
   days on market $199,000 Active 21 DOM
3. 2026-06-16
   days on market $199,000 Active 20 DOM
4. 2026-06-15
   days on market $199,000 Active 19 DOM
5. 2026-06-13
   days on market $199,000 Active 17 DOM
6. 2026-06-09
   days on market $199,000 Active 13 DOM
7. 2026-06-08
   days on market $199,000 Active 12 DOM
8. 2026-06-07
   days on market $199,000 Active 11 DOM
9. 2026-06-04
   days on market $199,000 Active 8 DOM
10. 2026-06-03
    days on market $199,000 Active 7 DOM
11. 2026-06-02
    days on market $199,000 Active 6 DOM
12. 2026-06-01
    days on market $199,000 Active 5 DOM
13. 2026-05-31
    days on market $199,000 Active 4 DOM
14. 2026-05-27
    listed $199,000 Active
15. 2016-11-16
    soldstatus $106,500 Sold 370-char remark

    Show marketing remark (445 chars)

    Commuter's Delight!! Spacious, bright and updated one bedroom unit in the Heart of Fleetwood!This move in condition unit comes with a DEEDED garage space located on upper garage, parking space #6, storage available, within walking distance to Metro North, shopping, public transportation. Maintenance does not include STAR!!! Come see all that Fleetwood has to offer!!! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

16. 2016-11-16
    price $106,500 370-char remark

    Show marketing remark (445 chars)

    Commuter's Delight!! Spacious, bright and updated one bedroom unit in the Heart of Fleetwood!This move in condition unit comes with a DEEDED garage space located on upper garage, parking space #6, storage available, within walking distance to Metro North, shopping, public transportation. Maintenance does not include STAR!!! Come see all that Fleetwood has to offer!!! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

17. 2016-11-16
    soldstatus $106,500 445-char remark

    Show marketing remark (445 chars)

    Commuter's Delight!! Spacious, bright and updated one bedroom unit in the Heart of Fleetwood!This move in condition unit comes with a DEEDED garage space located on upper garage, parking space #6, storage available, within walking distance to Metro North, shopping, public transportation. Maintenance does not include STAR!!! Come see all that Fleetwood has to offer!!! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

18. 2016-07-22
    historical Pending 370-char remark

    Show marketing remark (370 chars)

    Commuter's Delight!! Spacious, bright and updated one bedroom unit in the Heart of Fleetwood!This move in condition unit comes with a DEEDED garage space located on upper garage, parking space #6, storage available, within walking distance to Metro North, shopping, public transportation. Maintenance does not include STAR!!! Come see all that Fleetwood has to offer!!!

19. 2016-07-22
    price $112,900 370-char remark

    Show marketing remark (370 chars)

    Commuter's Delight!! Spacious, bright and updated one bedroom unit in the Heart of Fleetwood!This move in condition unit comes with a DEEDED garage space located on upper garage, parking space #6, storage available, within walking distance to Metro North, shopping, public transportation. Maintenance does not include STAR!!! Come see all that Fleetwood has to offer!!!

20. 2016-04-25
    price $112,900 370-char remark

    Show marketing remark (370 chars)

    Commuter's Delight!! Spacious, bright and updated one bedroom unit in the Heart of Fleetwood!This move in condition unit comes with a DEEDED garage space located on upper garage, parking space #6, storage available, within walking distance to Metro North, shopping, public transportation. Maintenance does not include STAR!!! Come see all that Fleetwood has to offer!!!

21. 2016-01-22
    listed $125,000 Active 370-char remark

    Show marketing remark (445 chars)

    Commuter's Delight!! Spacious, bright and updated one bedroom unit in the Heart of Fleetwood!This move in condition unit comes with a DEEDED garage space located on upper garage, parking space #6, storage available, within walking distance to Metro North, shopping, public transportation. Maintenance does not include STAR!!! Come see all that Fleetwood has to offer!!! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

22. 2016-01-22
    listed $112,900 445-char remark

    Show marketing remark (445 chars)

    Commuter's Delight!! Spacious, bright and updated one bedroom unit in the Heart of Fleetwood!This move in condition unit comes with a DEEDED garage space located on upper garage, parking space #6, storage available, within walking distance to Metro North, shopping, public transportation. Maintenance does not include STAR!!! Come see all that Fleetwood has to offer!!! Additional Information: Amenities:Storage,ParkingFeatures:1 Car Attached,

23. 2006-10-24
    soldstatus $161,000
24. 2006-06-08
    historical
25. 2006-06-08
    price $164,900
26. 2006-05-06
    listed $161,000

ⓘ 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: $30,853
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$9,900
• − Depreciation: −$5,789
• Taxable loss: −$4,899
• Est. tax savings @ 24.0%: +$1,176
• After-tax cash flow: $-853/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

+23.6% since first listed

13 events — show timeline

• 2026-05-27 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-16 Price Changed $106,500 HGMLS
• 2016-11-16 Sold (MLS) $106,500 HGMLS
• 2016-11-16 Sold (MLS) $106,500 OneKey® MLS as Distributed by MLS Grid
• 2016-07-22 Contingent — HGMLS
• 2016-07-22 Price Changed $112,900 HGMLS
• 2016-04-25 Price Changed $112,900 HGMLS
• 2016-01-22 Listed $125,000 HGMLS
• 2016-01-22 Listed $112,900 OneKey® MLS as Distributed by MLS Grid
• 2006-10-24 Sold (MLS) $161,000 HGMLS
• 2006-06-08 Price Changed $164,900 HGMLS
• 2006-06-08 Delisted — HGMLS
• 2006-05-06 Listed $161,000 HGMLS