639 S 5th Ave · Mount Vernon, NY 10550

$560,000

6 bd · 0.0 ba · — sqft · MultiFamily · 38 Days on market

Built 1920 4,792 sqft lot ↓ 4% since listing

---

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 +22.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +7.2/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 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: 2 units. confirmed

Listing remarks

Take A Look At This Beautiful 2 Family Home Nestled In Mount Vernon, NY. Property boasts a Large 5 Bedroom Duplex over a Large 2 Bedroom Apartment Over A Basement. Driveway For Multiple Cars And Large Backyard.

Key facts

• Large backyard
• 4,792 sq ft lot
• Built 1920

Tags

• LARGE BACKYARD
• DRIVEWAY FOR MULTIPLE CARS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $560k.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive. Per door: $467/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $560k).
• Recommended offer: $543k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Market conditions: Rents rising (+3.4%/yr); 130 active listings in the ZIP; 5 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 $6,972/mo this rent would consume 138% 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 $4k of loan paydown is wiped out by about $17k 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 38 days — a 3% lower offer ($543k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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: property tax is 3.0% of price; built in 1920 — 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 $543,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.24% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 6.7

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
639 S 5th Ave	0.00mi	6/—	—	0mo	$510,000	—	87
605 S 6th Ave	0.10mi	5/2.0 (-1)	—	0mo	$990,000	—	70
557 S 5th Ave	0.12mi	5/2.0 (-1)	1,975	4mo	$450,000	$228	65
1461 E 233rd St	0.43mi	6/2.0	2,695	1mo	$950,000	$353	59
421 S 10th Ave	0.48mi	5/2.0 (-1)	—	5mo	$650,000	—	48
132 East 4th St	0.67mi	6/2.0	2,800	0mo	$700,000	$250	48
128 E 4th St	0.67mi	6/2.0	—	2mo	$770,000	—	46
450-452 Franklin Ave	0.44mi	7/3.0 (+1)	—	5mo	$740,000	—	46
4331 Wilder Ave	0.66mi	5/2.0 (-1)	1,574	2mo	$803,000	$510	42
4423 Mundy Ln	0.61mi	7/3.0 (+1)	—	1mo	$880,000	—	41
2028 Pitman Ave	0.64mi	5/3.0 (-1)	1,824	2mo	$770,000	$422	39
4216 Edson Ave	0.72mi	6/3.0	3,186	3mo	$930,000	$292	39

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-28,076
• Equity at exit: $83,498

10-year hold

• IRR: 5.5%
• Equity multiple: 1.42×
• Total profit: $65,153
• Equity at exit: $48,419

Cash invested: $156,800 (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: 13.4×

Monthly cashflow live

• Estimated rent: $6,972 high
• Mortgage (P&I): −$2,937
• Tax from tax record: −$1,403 /mo · $16,839/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,464
• Net cashflow: $935

Break-even live

Break-even rent $5,789

Max offer price $560,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,252	-5% $1,093	+0% $935	+5% $776	+10% $618
Rent	-10% $384	-5% $659	+0% $935	+5% $1,210	+10% $1,485
Rate	-1.0pp $1,217	-0.5pp $1,077	base $935	+0.5pp $789	+1.0pp $642

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$6,972
Total (2 units)			$6,972

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: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
641 S 5th Ave Unit 2nd/3rd Floor Mt Vernon, NY	5.0	2.0	1800	$3,900	$2.17	5d	1	0.04mi
142 W 5th St Mount Vernon, NY	6.0	2.0	1250	$3,756	$3.00	19d	1	0.49mi
33 Union Ln Unit 2 Mt Vernon, NY	5.0	1.0	—	$4,000	—	25d	1	0.50mi
33 Union Ln Mount Vernon, NY	5.0	1.0	1200	$4,200	$3.50	25d	1	0.50mi
310 S 7th Ave Mount Vernon, NY	5.0	2.0	1000	$4,800	$4.80	25d	1	0.57mi

Listing history 2 events

1. 2026-06-07
   remarks 210-char remark
2. 2026-06-07
   listed $560,000 Pending 38 DOM

ⓘ 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: $16,839 · $1,403/mo
• Projected year-2 tax: $16,839 · $1,403/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 ≥99°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: $83,664
• − Mortgage interest: −$31,369
• − Property taxes: −$16,839
• − Insurance: −$2,800
• − Repairs & maintenance: −$6,693
• − Management: −$6,693
• − Depreciation: −$16,291
• Taxable income: $2,979
• Est. tax owed @ 24.0%: −$715
• After-tax cash flow: $10,500/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

-4.3% since first listed

11 events — show timeline

• 2026-06-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $560,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $584,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-08 Listed $585,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $16,839 · +2.1% YoY. Source: county tax records.