454 Franklin Ave · Mount Vernon, NY 10553

$625,000

4 bd · 2.0 ba · — sqft · MultiFamily · 1 Days on market

Built 1955 6,098 sqft lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Two-Family Home with Detached Garage in Mount Vernon 454 Franklin Ave, Mount Vernon, NY 10553 Welcome to this spacious A-frame two-family home situated on a generous 60 x 100 lot in Mount Vernon. With a detached two-car garage, private driveway, and separate utilities, this property offers both convenience and strong investment potential. Property Features: Lot Size: 60 ft x 100 ft Exterior: Vinyl siding with classic A-frame design. Garage: Two-car detached garage plus private driveway. Utilities: Separate boilers and hot water heaters for each unit. Basement: Fully unfinished with ample storage and potential. Layout: First Floor Apartment: 2 bedrooms, 1 bathroom; currently rented for $

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $-2 ($-23/yr) — negative. Per door: $-1/mo.
• To cash-flow at today's rent, offer at most $625k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $568k (9.2% below list).
• Recommended offer: $568k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% in Mount Vernon — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 47 active listings in the ZIP; 28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $567,500 (9.2% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 Franklin Ave	0.03mi	4/2.0	—	2mo	$775,000	—	84
350 S 2nd Ave	0.23mi	4/3.0	2,178	2mo	$465,000	$213	72
507 S 6th Ave	0.35mi	4/2.0	1,674	4mo	$349,900	$209	68
605 S 6th Ave	0.41mi	5/2.0 (+1)	—	0mo	$990,000	—	63
557 S 5th Ave	0.35mi	5/2.0 (+1)	1,975	4mo	$450,000	$228	63
219 S Sixth Ave	0.54mi	3/2.0 (-1)	—	1mo	$540,000	—	57
548 S 9th Ave	0.55mi	5/2.0 (+1)	2,341	5mo	$675,000	$288	53
421 S 10th Ave	0.55mi	5/2.0 (+1)	—	5mo	$650,000	—	53
111 S Fulton Ave	0.62mi	5/2.0 (+1)	—	1mo	$415,000	—	52
4040 Pratt Ave	0.69mi	4/2.0	2,095	6mo	$715,000	$341	50
112 S 7th Ave	0.73mi	5/3.0 (+1)	2,200	1mo	$445,000	$202	44
437 E 3rd St	0.74mi	5/2.0 (+1)	2,500	6mo	$515,000	$206	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-101,212
• Equity at exit: $93,190

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-87,529
• Equity at exit: $54,039

Cash invested: $175,000 (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 10553

• Active inventory: 47
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $5,675 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$947 /mo · $11,366/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,192
• Net cashflow: $-2

Break-even live

Break-even rent $5,677

Max offer price $624,660

Occupancy floor 95%

Sensitivity live

Price	-10% $352	-5% $175	+0% $-2	+5% $-179	+10% $-356
Rent	-10% $-450	-5% $-226	+0% $-2	+5% $222	+10% $446
Rate	-1.0pp $313	-0.5pp $157	base $-2	+0.5pp $-164	+1.0pp $-329

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,674
Total (2 units)			$5,675

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Union Ln Mount Vernon, NY	5.0	1.0	1200	$4,200	$3.50	25d	1	0.14mi
33 Union Ln Unit 2 Mt Vernon, NY	5.0	1.0	—	$4,000	—	25d	1	0.14mi
607 S 5th Ave Unit 2ND Mt Vernon, NY	3.0	1.0	1200	$3,400	$2.83	25d	1	0.37mi
641 S 5th Ave Unit 1ST Mt Vernon, NY	3.0	1.5	1300	$3,600	$2.77	5d	1	0.43mi
641 S 5th Ave Unit 2nd/3rd Floor Mt Vernon, NY	5.0	2.0	1800	$3,900	$2.17	5d	1	0.43mi
68 Elliot St Mt Vernon, NY	3.0	1.0	—	$3,400	—	25d	1	0.45mi
622 S 6th Ave Unit A Mt Vernon, NY	3.0	2.5	2500	$5,000	$2.00	25d	1	0.45mi
310 S 7th Ave Mount Vernon, NY	5.0	2.0	1000	$4,800	$4.80	25d	1	0.50mi
421 S 10th Ave Mount Vernon, NY	3.0	1.0	1200	$3,500	$2.92	25d	1	0.56mi
60 Saint Pauls Pl Mount Vernon, NY	3.0	1.0	1100	$3,000	$2.73	25d	1	0.59mi
356 S Tenth Ave Unit 2nd Floor Mt Vernon, NY	3.0	2.0	1100	$3,850	$3.50	25d	1	0.60mi
218 Washington St Unit 2 Mt Vernon, NY	4.0	2.0	950	$3,900	$4.11	25d	1	0.66mi
173 Washington St Unit 2 Mt Vernon, NY	3.0	2.0	1500	$3,200	$2.13	2d	1	0.68mi
173 Washington St Unit 1 Mt Vernon, NY	3.0	2.0	1100	$3,000	$2.73	25d	1	0.68mi
114 S 6th Ave Mount Vernon, NY	3.0	1.0	—	$3,100	—	16d	1	0.72mi
70 Elm Ave Unit Right Mt Vernon, NY	3.0	2.5	1800	$4,000	$2.22	5d	1	0.79mi
112 S 12th Ave Mt Vernon, NY	3.0	1.0	—	$3,300	—	22d	1	0.92mi
112 S 12th Ave Mt Vernon, NY	3.0	1.0	—	$3,300	—	3d	1	0.92mi
106 Pelhamdale Ave Mount Vernon, NY	3.0	2.0	2699	$3,300	$1.22	7d	1	0.95mi
112 N 6th Ave Unit 3 Mt Vernon, NY	3.0	1.0	—	$2,900	—	25d	1	1.12mi
106 W Sidney Ave Mt Vernon, NY	3.0	1.0	—	$2,950	—	25d	1	1.14mi
173 Crary Ave Mount Vernon, NY	3.0	2.0	1100	$3,100	$2.82	25d	1	1.17mi
51 S High St Mount Vernon, NY	3.0	1.0	—	$3,200	—	25d	1	1.24mi
203 N 9th Ave Mount Vernon, NY	3.0	1.0	—	$3,200	—	25d	1	1.27mi
222 Lorraine Ave Mount Vernon, NY	4.0	1.5	1948	$5,500	$2.82	8d	1	1.30mi
138 Mount Vernon Ave Unit 3 Mt Vernon, NY	3.0	1.0	—	$3,500	—	19d	1	1.38mi
10 Ridge Pl Pelham, NY	4.0	3.5	3808	$12,000	$3.15	2d	1	1.39mi
222 Primrose Ave Unit 2 Mt Vernon, NY	5.0	2.0	1900	$5,250	$2.76	19d	1	1.42mi

Listing history 2 events

1. 2025-09-29
   status Pending
2. 2025-09-29
   listed $625,000 Active

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $11,366 · $947/mo
• Projected year-2 tax: $11,366 · $947/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $68,100
• − Mortgage interest: −$35,010
• − Property taxes: −$11,366
• − Insurance: −$3,125
• − Repairs & maintenance: −$5,448
• − Management: −$5,448
• − Depreciation: −$18,182
• Taxable loss: −$10,479
• Est. tax savings @ 24.0%: +$2,515
• After-tax cash flow: $2,492/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
• City population: 61,313
• Population (ZIP): 10,815

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 (67%)
• Race & ethnicity: Black 67% Hispanic / Latino 15% White 12% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 6% Dominican 3%
• Common ancestry: Russian 7% Lithuanian 1% Romanian 1%
• Foreign-born: 35% · Canada, Jamaica, Mexico
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 6% German/W. Germanic 1%

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: ▼ -114.74%
• Current HPI: 206.233
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2025-09-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-29 Listed $625,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $11,366 · +2.1% YoY. Source: county tax records.