161 Pearsall Dr Unit 6H · Mount Vernon, NY 10552

$115,000

1 bd · 1.0 ba · 650 sqft · Condo · 35 Days on market

Built 1941

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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

This cozy 1 bedroom 1 bath co-op apartment is located in a beautiful gated community in the heart of Mount Vernon, near the border of Pelham. This unit offers a spacious living room. The complex boasts a tennis court, gym, playground and on-site laundry room. The location of this complex is a commuter's dream as a shuttle is offered to and from the Pelham Metro North station, allowing a 20 minute trip to NYC. It is within walking distance to shops, schools and recreation (Wilson Woods Pool & Park). Easily accessible to the Hutchinson River Parkway. Don't miss out on this charming unit with amazing amenities-schedule a showing today!

Key facts

• Gated community
• Fitness center
• Tennis court

Tags

• GATED COMMUNITY
• TENNIS COURT
• FITNESS CENTER
• PLAYGROUND
• ON-SITE LAUNDRY FACILITIES
• SHUTTLE SERVICE

Property features AI

Finance

• HOA & community: Association: Vernon Woods; Building amenities include elevator(s), gated entry, park; Community amenities include clubhouse, curbs, fitness center, park, and playground

Exterior

• Parking: Assigned and unassigned parking available; waitlist
• Security: Gated community
• Utilities: Electric service by Con Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; Six total stories; Unit entry at level 6
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront; Near public transit, schools, and shops

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 rooms total (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam heating; No central cooling
• Interior features: Elevator; Common-area laundry; Tankless water heater; Refrigerator included; Six-story building; unit entry on 6
• Laundry & utility: Common-area laundry; Tankless water heater

🏢 Co-op / cooperative unit. The $115,000 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 $115k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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.
• 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); 128 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.96% ✓
• Cap rate: 16.54%
• Cash-on-cash: 36.58%
• DSCR: 2.63
• GRM: 4.3

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: 36.9%
• Equity multiple: 2.66×
• Total profit: $53,433
• Equity at exit: $17,147

10-year hold

• IRR: 45.6%
• Equity multiple: 6.27×
• Total profit: $169,597
• Equity at exit: $9,943

Cash invested: $32,200 (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: 128
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $982

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,061	-5% $1,021	+0% $982	+5% $942	+10% $902
Rent	-10% $804	-5% $893	+0% $982	+5% $1,070	+10% $1,159
Rate	-1.0pp $1,040	-0.5pp $1,011	base $982	+0.5pp $952	+1.0pp $922

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	25d	1	0.55mi
9 9th St Unit 3rd Floor New Rochelle, NY	1.0	1.0	750	$2,100	$2.80	45d	1	0.83mi
111 Colonial Pl Unit 3 New Rochelle, NY	1.0	1.0	400	$2,300	$5.75	20d	1	0.90mi
225 Sickles Ave Unit 1 New Rochelle, NY	1.0	1.0	750	$2,600	$3.47	45d	1	1.00mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	20d	1	1.06mi
17 Dewitt Pl New Rochelle, NY	2.0	1.0	550	$2,500	$4.55	45d	1	1.20mi
95 Washington Ave Unit 1R New Rochelle, NY	—	1.0	400	$1,700	$4.25	25d	1	1.30mi
429 S 3rd Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	5d	1	1.33mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	23d	2	1.40mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	22d	1	1.43mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	3d	16	1.45mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	25d	15	1.45mi
600 North Ave New Rochelle, NY	2.0	1.0–2.0	869	$3,422	$3.94	0d	10	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: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 35 DOM
2. 2026-06-18
   days on market $115,000 Active 32 DOM
3. 2026-06-17
   days on market $115,000 Active 31 DOM
4. 2026-06-16
   days on market $115,000 Active 30 DOM
5. 2026-06-15
   days on market $115,000 Active 29 DOM
6. 2026-06-13
   days on market $115,000 Active 27 DOM
7. 2026-06-09
   days on market $115,000 Active 23 DOM
8. 2026-06-08
   days on market $115,000 Active 22 DOM
9. 2026-06-07
   days on market $115,000 Active 21 DOM
10. 2026-06-04
    days on market $115,000 Active 18 DOM
11. 2026-06-03
    days on market $115,000 Active 17 DOM
12. 2026-06-02
    days on market $115,000 Active 16 DOM
13. 2026-06-02
    days on market $115,000 Active 15 DOM
14. 2026-05-05
    listed $115,000 Active
15. 2023-10-23
    soldstatus $106,000 Closed 644-char remark

    Show marketing remark (644 chars)

    This cozy 1 bedroom 1 bath co-op apartment is located in a beautiful gated community in the heart of Mount Vernon, near the border of Pelham. This unit offers a spacious living room. The complex boasts a tennis court, gym, playground and on-site laundry room. The location of this complex is a commuter's dream as a shuttle is offered to and from the Pelham Metro North station, allowing a 20 minute trip to NYC. It is within walking distance to shops, schools and recreation (Wilson Woods Pool & Park). Easily accessible to the Hutchinson River Parkway. Don't miss out on this charming unit with amazing amenities-schedule a showing today!

16. 2023-07-05
    status Pending 644-char remark

    Show marketing remark (644 chars)

    This cozy 1 bedroom 1 bath co-op apartment is located in a beautiful gated community in the heart of Mount Vernon, near the border of Pelham. This unit offers a spacious living room. The complex boasts a tennis court, gym, playground and on-site laundry room. The location of this complex is a commuter's dream as a shuttle is offered to and from the Pelham Metro North station, allowing a 20 minute trip to NYC. It is within walking distance to shops, schools and recreation (Wilson Woods Pool & Park). Easily accessible to the Hutchinson River Parkway. Don't miss out on this charming unit with amazing amenities-schedule a showing today!

17. 2023-06-23
    listed $107,500 Active 644-char remark

    Show marketing remark (644 chars)

    This cozy 1 bedroom 1 bath co-op apartment is located in a beautiful gated community in the heart of Mount Vernon, near the border of Pelham. This unit offers a spacious living room. The complex boasts a tennis court, gym, playground and on-site laundry room. The location of this complex is a commuter's dream as a shuttle is offered to and from the Pelham Metro North station, allowing a 20 minute trip to NYC. It is within walking distance to shops, schools and recreation (Wilson Woods Pool & Park). Easily accessible to the Hutchinson River Parkway. Don't miss out on this charming unit with amazing amenities-schedule a showing today!

18. 2012-02-24
    historical
19. 2011-08-31
    listed Active

ⓘ 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: $26,983
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$3,345
• Taxable income: $10,579
• Est. tax owed @ 24.0%: −$2,539
• After-tax cash flow: $9,241/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

+7.0% since first listed

6 events — show timeline

• 2026-05-05 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-23 Sold (MLS) $106,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-06-23 Listed $107,500 OneKey® MLS as Distributed by MLS Grid
• 2012-02-24 Delisted — HGMLS
• 2011-08-31 Listed — HGMLS