472 Gramatan Ave Bldg 6, Unit BB4 · Mount Vernon, NY 10552

$195,000

1 bd · 1.0 ba · 756 sqft · Condo · 100 Days on market

Built 1927

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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).

• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Fully renovated
• Wellington court
• Updated kitchen

Tags

• FLEETWOOD NEIGHBORHOOD
• WELLINGTON COURT
• PRE-WAR COOPERATIVE
• FULLY RENOVATED
• UPDATED KITCHEN
• NATURAL STONE COUNTERTOPS

Property features AI

Finance

• HOA & community: Cooperative (co-op) ownership

Exterior

• Parking: Assigned parking in parking lot (waitlist); Parking fee applies
• Utilities: Con-Edison electric; Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; One-level unit; Entry level 1; Building has 5 stories; Unit located between 3rd and 5th floors
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Stainless steel appliances
• Bedrooms: Unit located between 3rd and 5th floors
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat; Wall/window air conditioning units
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Entrance foyer; High ceilings; His and hers closets; Open floorplan; Quartz/Quartzite counters; Walk-through kitchen
• Laundry & utility: Common-area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% 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; 36 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).
• This rent runs 30% 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 100 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $92k; list at $195k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent; built in 1927 — 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 $177,450 (9.0% 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. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.25% ✓
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 6.7

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: -18.7%
• Equity multiple: 0.31×
• Total profit: $-37,941
• Equity at exit: $29,075

10-year hold

• IRR: -1.5%
• Equity multiple: 0.87×
• Total profit: $-7,055
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA est. from 1 same-building comp: −$842
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-270

Break-even live

Break-even rent $2,772

Max offer price $155,975

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	0.11mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	0.12mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	0.14mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	0.14mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	25d	1	0.20mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	0.20mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	0.45mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	0.52mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	0.54mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	17d	1	0.57mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	0.58mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	0.71mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	25d	1	0.74mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	0.87mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	44d	1	0.87mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	7d	1	0.90mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	25d	1	0.91mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	19d	1	0.92mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	25d	1	0.94mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	25d	1	0.95mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	0.98mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	44d	1	1.05mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	1.07mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	44d	1	1.08mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	18d	1	1.18mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	7d	1	1.18mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	11d	1	1.20mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	1.22mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	25d	1	1.24mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	13d	1	1.26mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	7d	1	1.26mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	19d	1	1.27mi
257 S 2nd Ave Mount Vernon, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.31mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	44d	1	1.35mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	24d	1	1.40mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	1.47mi

HOA detail condo

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

Listing history 14 events

1. 2026-04-30
   status Pending
2. 2026-04-06
   price $195,000
3. 2026-01-14
   listed $199,000 Active
4. 2018-07-25
   soldstatus $92,000 Sold 367-char remark

   Show marketing remark (367 chars)

   City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

5. 2018-05-06
   historical Pending 367-char remark

   Show marketing remark (367 chars)

   City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

6. 2018-04-17
   price $87,300 367-char remark

   Show marketing remark (367 chars)

   City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

7. 2018-03-30
   price $92,500 367-char remark

   Show marketing remark (367 chars)

   City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

8. 2018-03-30
   price $9,250,000 367-char remark

   Show marketing remark (367 chars)

   City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

9. 2018-03-30
   price $92,500,000 367-char remark

   Show marketing remark (367 chars)

   City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

10. 2018-03-30
    status Active 367-char remark

    Show marketing remark (367 chars)

    City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

11. 2018-01-24
    historical Pending 367-char remark

    Show marketing remark (367 chars)

    City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

12. 2017-11-14
    price $95,900 367-char remark

    Show marketing remark (367 chars)

    City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

13. 2017-10-01
    price $99,000 367-char remark

    Show marketing remark (367 chars)

    City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

14. 2017-08-31
    listed $110,000 Active 367-char remark

    Show marketing remark (367 chars)

    City living in the Fleetwood section of Westchester. This pet friendly pre-war co-op is a short walk from the train, restaurants and shops. Great for commuting into Manhattan! One Bedroom, one Bathroom in the heart of Fleetwood Village. Owner is also including a brand new couch. Definitely a commuters dream! Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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: $29,163
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − HOA: −$10,104
• − Depreciation: −$5,673
• Taxable loss: −$6,103
• Est. tax savings @ 24.0%: +$1,465
• After-tax cash flow: $-1,772/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

+77.3% since first listed

14 events — show timeline

• 2026-04-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-25 Sold (MLS) $92,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-06 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-04-17 Price Changed $87,300 OneKey® MLS as Distributed by MLS Grid
• 2018-03-30 Price Changed $92,500 OneKey® MLS as Distributed by MLS Grid
• 2018-03-30 Price Changed $9,250,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-30 Price Changed $92,500,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-01-24 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-11-14 Price Changed $95,900 OneKey® MLS as Distributed by MLS Grid
• 2017-10-01 Price Changed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-31 Listed $110,000 OneKey® MLS as Distributed by MLS Grid