None · Mount Vernon, NY 10550

$925,000

6 bd · 3.0 ba · — sqft · MultiFamily · 85 Days on market

Built 2001 3,920 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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Large 3 Family, Good Income, 2 Year Old Boiler, Summer Kitchen With Full Bath In Basement, Driveway, 24 Hour Notice. Owner Anxious. Can Finance 3% Down.

Key facts

• Finish basement
• 3,920 sq ft lot
• Parking

Tags

• FINISH BASEMENT
• WALKING DISTANCE SHOPPING AREA

Property features AI

Exterior

• Parking: Driveway; One covered carport space
• Utilities: Public sewer; Natural gas connected
• Home design: Quadruplex
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Not waterfront

Interior

• Bedrooms: One 2-bedroom unit
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning
• Interior features: Finished basement; Other interior features

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $925k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative. Per door: $-90/mo.
• To cash-flow at today's rent, offer at most $877k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $780k (15.7% below list).
• Recommended offer: $780k (15.7% below list) — sets the bar for 1% rule.

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: Rents rising (+3.4%/yr); 130 active listings in the ZIP; 6 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).
• At $7,795/mo this rent would consume 154% of the median local household income ($61k/yr) (locally 2963% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k 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 85 days — a 6% lower offer ($870k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $530k; list at $925k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $779,500 (15.7% 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 85 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 9.9

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
112 S 7th Ave	0.15mi	5/3.0 (-1)	2,200	0mo	$445,000	$202	75
51 S High St	0.36mi	6/3.0	2,470	5mo	$640,000	$259	66
28 Grove St	0.40mi	6/2.0	—	1mo	$600,000	—	64
4423 Mundy Ln	0.51mi	7/3.0 (+1)	—	1mo	$880,000	—	58
14 S Terrace Ave	0.43mi	5/2.0 (-1)	—	2mo	$685,000	—	57
679 E 241st St	0.58mi	5/2.0 (-1)	2,124	1mo	$800,000	$377	51
132 East 4th St	0.70mi	6/2.0	2,800	0mo	$700,000	$250	50
128 E 4th St	0.70mi	6/2.0	—	2mo	$770,000	—	49
421 S 10th Ave	0.60mi	5/2.0 (-1)	—	5mo	$650,000	—	46
142 Cottage Ave	0.67mi	5/3.0 (-1)	3,500	6mo	$860,000	$246	46
111 S Fulton Ave	0.71mi	5/2.0 (-1)	—	1mo	$415,000	—	44
4331 Wilder Ave	0.74mi	5/2.0 (-1)	1,574	2mo	$803,000	$510	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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-164,093
• Equity at exit: $137,921

10-year hold

• IRR: -9.4%
• Equity multiple: 0.41×
• Total profit: $-152,497
• Equity at exit: $79,977

Cash invested: $259,000 (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 10550

• Rents YoY: 3.4%
• Active inventory: 130
• Price-to-rent: 29.7×

Monthly cashflow live

• Estimated rent: $7,795 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$1,193 /mo · $14,313/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,637
• Net cashflow: $-271

Break-even live

Break-even rent $8,138

Max offer price $877,140

Occupancy floor 98%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,794
Total (3 units)			$7,795

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 S 7th Ave Mount Vernon, NY	5.0	2.0	1000	$4,800	$4.80	24d	1	0.47mi
142 W 5th St Mount Vernon, NY	6.0	2.0	1250	$3,756	$3.00	19d	1	0.60mi
33 Union Ln Unit 2 Mt Vernon, NY	5.0	1.0	—	$4,000	—	24d	1	0.81mi
33 Union Ln Mount Vernon, NY	5.0	1.0	1200	$4,200	$3.50	24d	1	0.81mi
222 Primrose Ave Unit 2 Mt Vernon, NY	5.0	2.0	1900	$5,250	$2.76	19d	1	1.05mi
641 S 5th Ave Unit 2nd/3rd Floor Mt Vernon, NY	5.0	2.0	1800	$3,900	$2.17	4d	1	1.08mi

Listing history 22 events

1. 2026-06-18
   days on market $925,000 Active 85 DOM
2. 2026-06-17
   days on market $925,000 Active 84 DOM
3. 2026-06-16
   days on market $925,000 Active 83 DOM
4. 2026-06-15
   days on market $925,000 Active 82 DOM
5. 2026-06-13
   days on market $925,000 Active 80 DOM
6. 2026-06-09
   days on market $925,000 Active 76 DOM
7. 2026-06-08
   days on market $925,000 Active 75 DOM
8. 2026-06-07
   days on market $925,000 Active 74 DOM
9. 2026-06-04
   days on market $925,000 Active 71 DOM
10. 2026-06-03
    days on market $925,000 Active 70 DOM
11. 2026-06-02
    days on market $925,000 Active 69 DOM
12. 2026-06-01
    days on market $925,000 Active 68 DOM
13. 2026-05-31
    days on market $925,000 Active 67 DOM
14. 2026-03-25
    listed $925,000 Active
15. 2006-04-17
    soldstatus $530,000
16. 2004-07-08
    historical
17. 2004-01-08
    listed
18. 2000-12-27
    soldstatus $230,000 152-char remark

    Show marketing remark (152 chars)

    Large 3 Family, Good Income, 2 Year Old Boiler, Summer Kitchen With Full Bath In Basement, Driveway, 24 Hour Notice. Owner Anxious. Can Finance 3% Down.

19. 2000-12-15
    price $249,000 152-char remark

    Show marketing remark (152 chars)

    Large 3 Family, Good Income, 2 Year Old Boiler, Summer Kitchen With Full Bath In Basement, Driveway, 24 Hour Notice. Owner Anxious. Can Finance 3% Down.

20. 2000-12-15
    historical 152-char remark

    Show marketing remark (152 chars)

    Large 3 Family, Good Income, 2 Year Old Boiler, Summer Kitchen With Full Bath In Basement, Driveway, 24 Hour Notice. Owner Anxious. Can Finance 3% Down.

21. 2000-08-16
    listed $230,000 152-char remark

    Show marketing remark (152 chars)

    Large 3 Family, Good Income, 2 Year Old Boiler, Summer Kitchen With Full Bath In Basement, Driveway, 24 Hour Notice. Owner Anxious. Can Finance 3% Down.

22. 1991-12-19
    soldstatus $155,000

ⓘ 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: $14,313 · $1,193/mo
• Projected year-2 tax: $14,973 · $1,248/mo
• Expected delta: +$660/yr (+$55/mo · 4.6%)

ⓘ 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: $93,540
• − Mortgage interest: −$51,814
• − Property taxes: −$14,313
• − Insurance: −$4,625
• − Repairs & maintenance: −$7,483
• − Management: −$7,483
• − Depreciation: −$26,909
• Taxable loss: −$19,088
• Est. tax savings @ 24.0%: +$4,581
• After-tax cash flow: $1,330/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): 38,972
• Household income: $60,701
• Rent vs Own: 71.8% rent · 28.2% own
• Severe rent burden: 2963.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% Hispanic / Latino 20% Two or more races 12% White 7% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 4%
• Common ancestry: Estonian 2% Hispanic 1% Russian 1%
• Foreign-born: 34% · Canada, China, Jamaica
• Languages at home: 73% English-only · Spanish 16% Other Indo-European 4% 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: ▼ -140.69%
• Current HPI: 191.5235
• Rent YoY: ▲ 3.37%
• 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

+496.8% since first listed

9 events — show timeline

• 2026-03-25 Listed $925,000 OneKey® MLS as Distributed by MLS Grid
• 2006-04-17 Sold (Public Records) $530,000 Public Records
• 2004-07-08 Delisted — HGMLS
• 2004-01-08 Listed — HGMLS
• 2000-12-27 Sold (MLS) $230,000 HGMLS
• 2000-12-15 Delisted — HGMLS
• 2000-12-15 Price Changed $249,000 HGMLS
• 2000-08-16 Listed $230,000 HGMLS
• 1991-12-19 Sold (Public Records) $155,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $14,313 · +2.1% YoY. Source: county tax records.