11 Park Ave Unit 3D · Mount Vernon, NY 10550

$295,000

3 bd · 2.0 ba · 1,350 sqft · Condo · 94 Days on market

Built 1968 Good condition

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Why this score? — see what drove the C 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 3-full bath co-op with a private balcony located in THE QUINCY in Mount Vernon. Offering approximately 1,350 sq ft in an elevator building, this home presents a wonderful opportunity to create the space you've been looking for. The layout features a bright living room with access to a private balcony, a separate dining area, and a galley kitchen ready for your personal updates. The apartment includes 3 well-proportioned bedrooms, 2 full bathrooms, and excellent closet space throughout. Located on the 3rd floor, residents enjoy the convenience of an elevator building with an on-site laundry room. The building is conveniently located near Metro-North and Bee-Line bus servi

Key facts

• Near metro-north
• Private balcony
• On-site laundry room

Tags

• PRIVATE BALCONY
• ELEVATOR BUILDING
• ON-SITE LAUNDRY ROOM
• NEAR METRO-NORTH
• NEAR BEE-LINE BUS SERVICE
• STREET PARKING

Property features AI

Finance

• Other: Sidewalks nearby; Location between 3rd and 5th floors
• HOA & community: Association: Garthcester Realty Associates; Building amenities include elevator(s), maintenance, grounds maintenance, parking, security, snow removal, and trash service; Association fee includes common area maintenance, exterior maintenance, grounds care, heat, hot water, sewer, snow removal, trash, and water; Monthly additional reserve replenishment fee of $287

Exterior

• Parking: On-street parking (waitlist)
• Security: Building security (association amenity)
• Utilities: Electricity connected; Con Edison electric service; Public sewer
• Home design: Stock cooperative; One-level living; Entry on 3rd floor; Building has 6 stories; Actual condition
• Construction: Brick construction
• Exterior features: Balcony; Brick exterior; No waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Located on entry level 3
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heat; Other heating; Wall/window air conditioning unit(s)
• Interior features: Double-pane windows; Balcony; Dining area
• Laundry & utility: Building laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $268k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.3% 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: Lincoln School (math 32% / reading 62%, grade D-, #1,195 of 2,108 statewide, top 60%, 498 students, 65% FRL); Benjamin Turner Middle School (math 8% / reading 32%, grade F, #678 of 729 statewide, top 94%, 196 students, 71% FRL); Denzel Washington School-Arts (math 57% / reading 84%, grade B+, #701 of 1,100 statewide, top 64%, 383 students, 58% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 130 active listings in the ZIP; 27 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 $3,245/mo this rent would consume 64% 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 $2k of loan paydown is wiped out by about $9k 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 94 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

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 $268,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-13,104
• Equity at exit: $43,985

10-year hold

• IRR: 5.9%
• Equity multiple: 1.45×
• Total profit: $36,856
• Equity at exit: $25,506

Cash invested: $82,600 (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 10550

• Rents YoY: 3.4%
• Active inventory: 130
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,245 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $525

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 79%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Elm Ave Unit Right Mt Vernon, NY	3.0	2.5	1800	$4,000	$2.22	4d	1	0.21mi
173 Crary Ave Mount Vernon, NY	3.0	2.0	1100	$3,100	$2.82	24d	1	0.22mi
173 Washington St Unit 1 Mt Vernon, NY	3.0	2.0	1100	$3,000	$2.73	24d	1	0.33mi
173 Washington St Unit 2 Mt Vernon, NY	3.0	2.0	1500	$3,200	$2.13	1d	1	0.33mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	18d	1	0.39mi
218 Washington St Unit 2 Mt Vernon, NY	4.0	2.0	950	$3,900	$4.11	24d	1	0.41mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	24d	1	0.47mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	18d	1	0.50mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	24d	1	0.54mi
305 N Terrace Ave Mount Vernon, NY	2.0	1.0	1800	$3,200	$1.78	24d	1	0.54mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	22d	2	0.66mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	24d	1	0.82mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$6,204	$6.12	24d	15	0.85mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$3,558	$3.73	1d	16	0.85mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	24d	1	0.92mi
131 Pelhamdale Ave Mount Vernon, NY	2.0	2.0	1600	$3,300	$2.06	4d	1	0.92mi
356 S Tenth Ave Unit 2nd Floor Mt Vernon, NY	3.0	2.0	1100	$3,850	$3.50	24d	1	0.94mi
421 S 10th Ave Mount Vernon, NY	3.0	1.0	1200	$3,500	$2.92	24d	1	0.98mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	7d	1	1.02mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	43d	1	1.02mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	18d	1	1.02mi
26 W Devonia Ave Unit 1 Mt Vernon, NY	3.0	1.5	1388	$4,200	$3.03	11d	1	1.07mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	43d	1	1.16mi
607 S 5th Ave Unit 2ND Mt Vernon, NY	3.0	1.0	1200	$3,400	$2.83	24d	1	1.19mi
65 Hunts Bridge Rd Yonkers, NY	3.0	1.0	1600	$3,500	$2.19	14d	1	1.28mi
641 S 5th Ave Unit 1ST Mt Vernon, NY	3.0	1.5	1300	$3,600	$2.77	4d	1	1.29mi
6 Belden Ave Unit 1 Yonkers, NY	3.0	2.0	1450	$3,500	$2.41	24d	1	1.43mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $295,000 Active 94 DOM
2. 2026-06-17
   days on market $295,000 Active 93 DOM
3. 2026-06-16
   days on market $295,000 Active 92 DOM
4. 2026-06-15
   days on market $295,000 Active 91 DOM
5. 2026-06-13
   days on market $295,000 Active 89 DOM
6. 2026-06-09
   days on market $295,000 Active 85 DOM
7. 2026-06-08
   days on market $295,000 Active 84 DOM
8. 2026-06-07
   days on market $295,000 Active 83 DOM
9. 2026-06-04
   days on market $295,000 Active 80 DOM
10. 2026-06-03
    days on market $295,000 Active 79 DOM
11. 2026-06-02
    days on market $295,000 Active 78 DOM
12. 2026-06-01
    days on market $295,000 Active 77 DOM
13. 2026-05-31
    days on market $295,000 Active 76 DOM
14. 2026-03-16
    listed $295,000 Active

ⓘ 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: $38,942
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,115
• − Management: −$3,115
• − Depreciation: −$8,582
• Taxable income: $1,705
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $5,891/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

Spacious 3-bedroom co-op with a private balcony, in need of minor cosmetic updates to kitchen and bathrooms for a fresh look.

Repairs flagged

• Minor kitchen cabinets — dated design
• Minor bathroom fixtures — standard, could be updated

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale update kitchen cabinets — modernizes space
• Resale update bathroom fixtures — enhances curb appeal
• Both install smart home devices — increases convenience and marketability

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated design	Minor	$500–3,000
bathroom fixtures · standard, could be updated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale update kitchen cabinets — modernizes space ↑
• Resale update bathroom fixtures — enhances curb appeal ↑
• Both install smart home devices — increases convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-16 Listed $295,000 OneKey® MLS as Distributed by MLS Grid