11 N 6th Ave · Mount Vernon, NY 10550

$720,000

6 bd · 3.0 ba · 4,792 sqft · MultiFamily · 168 Days on market

Built 1900 4,792 sqft lot Est $795k · 9% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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: 3 units. confirmed

Listing remarks

Investor alert! 11 N 6th Avenue in Mount Vernon is a solid triplex with three income-producing units and potential for added basement rental income in a high-demand location. Conveniently situated near Metro-North, Bee-Line buses, major roadways, shopping, dining, and everyday amenities, this property appeals to both tenants and savvy investors. A prime chance to add a multi-family asset with long-term upside to your portfolio.

Key facts

• Near dining
• High demand location
• Near shopping

Tags

• TRIPLEX OPPORTUNITY
• INCOME PRODUCING UNITS
• HIGH DEMAND LOCATION
• NEAR METRO NORTH
• NEAR SHOPPING
• NEAR DINING

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Private parking lot
• Utilities: Con-Edison electric; Public sewer; Water connected; Natural gas connected; Electricity connected; Cable connected; Public trash collection
• Home design: Triplex; Walk-out basement
• Construction: Vinyl siding
• Exterior features: Back yard fencing; Not waterfront

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: Two 1-bedroom units; One 4-bedroom unit
• Flooring: Carpet; Tile; Wood
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; Radiant heating; No central cooling
• Interior features: Eat-in kitchen; Covered porch
• Laundry & utility: Washer/dryer connections (utilities connected)

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $720k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $903/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $720k).
• Recommended offer: $634k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• Market conditions: Rents rising (+3.4%/yr); 130 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $10,434/mo this rent would consume 206% 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 $5k of loan paydown is wiped out by about $22k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $202k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($634k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $400k; list at $720k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $633,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.45% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $795,472
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Dell Ave	0.74mi	6/3.0	5,227 (+9%)	7mo	$870,000	$166	45

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $60,185
• Equity at exit: $107,354

10-year hold

• IRR: 17.3%
• Equity multiple: 2.45×
• Total profit: $292,628
• Equity at exit: $62,252

Cash invested: $201,600 (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: 17.3×

Monthly cashflow live

• Estimated rent: $10,434 high
• Mortgage (P&I): −$3,776
• Tax from tax record: −$1,459 /mo · $17,512/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,191
• Net cashflow: $2,708

Break-even live

Break-even rent $7,006

Max offer price $720,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$10,434
Total (3 units)			$10,434

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: $180,000
• Closing costs: $21,600
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $720,000 Active 168 DOM
2. 2026-06-17
   days on market $720,000 Active 167 DOM
3. 2026-06-16
   days on market $720,000 Active 166 DOM
4. 2026-06-15
   days on market $720,000 Active 165 DOM
5. 2026-06-13
   days on market $720,000 Active 163 DOM
6. 2026-06-09
   days on market $720,000 Active 159 DOM
7. 2026-06-08
   days on market $720,000 Active 158 DOM
8. 2026-06-07
   days on market $720,000 Active 157 DOM
9. 2026-06-04
   days on market $720,000 Active 154 DOM
10. 2026-06-03
    days on market $720,000 Active 153 DOM
11. 2026-06-02
    days on market $720,000 Active 152 DOM
12. 2026-06-01
    days on market $720,000 Active 151 DOM
13. 2026-05-31
    days on market $720,000 Active 150 DOM
14. 2026-01-01
    listed $725,000 Active
15. 2019-05-06
    soldstatus $400,000

ⓘ 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: $17,512 · $1,459/mo
• Projected year-2 tax: $17,512 · $1,459/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: $125,208
• − Mortgage interest: −$40,331
• − Property taxes: −$17,512
• − Insurance: −$3,600
• − Repairs & maintenance: −$10,017
• − Management: −$10,017
• − Depreciation: −$20,945
• Taxable income: $22,786
• Est. tax owed @ 24.0%: −$5,469
• After-tax cash flow: $27,024/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

+81.2% since first listed

2 events — show timeline

• 2026-01-01 Listed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-06 Sold (Public Records) $400,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $17,512 · +2.1% YoY. Source: county tax records.