636 N Terrace Ave Unit 3F · Mount Vernon, NY 10552

$299,000

2 bd · 2.0 ba · 1,292 sqft · Condo · 14 Days on market

Built 1968

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely, spacious 2 bedroom, 2 bathroom coop in the heart of Fleetwood. It is a short walk to the Metro North train and to Fleetwood Village. The living room is so large it has plenty of room for a Grand piano! The hardwood oak floors are gleaming, and the kitchen and dining room floors are Italian tile. The apartment has South & West exposures! The windows have been updated. The kitchen cabinets are all wood Kountry Kraft, a Meile dishwasher, GE Profile range, GE refrigerator and Kohler fixtures. Both Bathrooms are done in Italian tile and Kohler fixtures. The chandelier in the dining room is Austrian Crystal. The balcony provides quiet, private outdoor space. The wall a/c's are new. The apartment has 5 closets. There is currently no waitlist for parking.

Key facts

• Oversized
• Natural light
• Modern kitchen

Tags

• OVERSIZED
• NATURAL LIGHT
• HARDWOOD FLOORS
• OPEN-CONCEPT LIVING
• MODERN KITCHEN
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Cooperative community

Exterior

• Parking: Parking waitlist (parking fee applies)
• Utilities: Con-Edison electric service; Public sewer; Cable connected; Electricity connected; Natural gas connected
• Home design: Stock cooperative; Updated/remodeled; Entry level: 3
• Construction: Brick construction
• Exterior features: Balcony; Near public transit, schools, and shops

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Elevator; Open floor plan; Primary bathroom; Storage; Walk-through kitchen; Walk-in closet(s); Basement with common areas, storage space and walk-out access; Located between 3rd and 5th floors
• Laundry & utility: Common area laundry; Basement laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 7.9% 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); Mount Vernon High School (math 54% / reading 75%, grade B-, #776 of 1,100 statewide, top 73%, 1,094 students, 76% FRL).
• Zoned-school proficiency averages 56% at this address vs 42% district-wide (+13 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; 26 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 39% 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 $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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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.

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 $299,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.0

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-9,242
• Equity at exit: $44,582

10-year hold

• IRR: 10.9%
• Equity multiple: 2.01×
• Total profit: $84,586
• Equity at exit: $25,852

Cash invested: $83,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,131 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $407

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 82%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	0.07mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	22d	2	0.10mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$3,199	$3.35	2d	16	0.19mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$5,080	$5.01	24d	15	0.19mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	0.39mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	0.40mi
26 W Devonia Ave Unit 1 Mt Vernon, NY	3.0	1.5	1388	$4,200	$3.03	12d	1	0.45mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	0.48mi
305 N Terrace Ave Mount Vernon, NY	2.0	1.0	1800	$3,200	$1.78	25d	1	0.49mi
173 Crary Ave Mount Vernon, NY	3.0	2.0	1100	$3,100	$2.82	25d	1	0.54mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	25d	1	0.67mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	0.73mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	44d	1	0.73mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	0.83mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	44d	1	0.91mi
6 Belden Ave Unit 1 Yonkers, NY	3.0	2.0	1450	$3,500	$2.41	25d	1	0.91mi
70 Elm Ave Unit Right Mt Vernon, NY	3.0	2.5	1800	$4,000	$2.22	5d	1	0.94mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	0.95mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	1.00mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	19d	1	1.03mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	1.07mi
173 Washington St Unit 1 Mt Vernon, NY	3.0	2.0	1100	$3,000	$2.73	25d	1	1.07mi
173 Washington St Unit 2 Mt Vernon, NY	3.0	2.0	1500	$3,200	$2.13	1d	1	1.07mi
65 Hunts Bridge Rd Yonkers, NY	3.0	1.0	1600	$3,500	$2.19	14d	1	1.33mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	7d	1	1.40mi
14 Chamberlain Ave Unit 1 Yonkers, NY	2.0	2.0	1150	$4,200	$3.65	10d	1	1.47mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-02
   status $299,000 Pending 14 DOM
2. 2026-06-01
   days on market $299,000 Active 14 DOM
3. 2026-05-31
   days on market $299,000 Active 13 DOM
4. 2026-05-18
   listed $299,000 Active
5. 2023-07-27
   soldstatus $265,000 Closed 769-char remark

   Show marketing remark (769 chars)

   Lovely, spacious 2 bedroom, 2 bathroom coop in the heart of Fleetwood. It is a short walk to the Metro North train and to Fleetwood Village. The living room is so large it has plenty of room for a Grand piano! The hardwood oak floors are gleaming, and the kitchen and dining room floors are Italian tile. The apartment has South & West exposures! The windows have been updated. The kitchen cabinets are all wood Kountry Kraft, a Meile dishwasher, GE Profile range, GE refrigerator and Kohler fixtures. Both Bathrooms are done in Italian tile and Kohler fixtures. The chandelier in the dining room is Austrian Crystal. The balcony provides quiet, private outdoor space. The wall a/c's are new. The apartment has 5 closets. There is currently no waitlist for parking.

6. 2023-03-13
   status Pending 769-char remark

   Show marketing remark (769 chars)

   Lovely, spacious 2 bedroom, 2 bathroom coop in the heart of Fleetwood. It is a short walk to the Metro North train and to Fleetwood Village. The living room is so large it has plenty of room for a Grand piano! The hardwood oak floors are gleaming, and the kitchen and dining room floors are Italian tile. The apartment has South & West exposures! The windows have been updated. The kitchen cabinets are all wood Kountry Kraft, a Meile dishwasher, GE Profile range, GE refrigerator and Kohler fixtures. Both Bathrooms are done in Italian tile and Kohler fixtures. The chandelier in the dining room is Austrian Crystal. The balcony provides quiet, private outdoor space. The wall a/c's are new. The apartment has 5 closets. There is currently no waitlist for parking.

7. 2022-11-08
   listed $260,000 Active 769-char remark

   Show marketing remark (769 chars)

   Lovely, spacious 2 bedroom, 2 bathroom coop in the heart of Fleetwood. It is a short walk to the Metro North train and to Fleetwood Village. The living room is so large it has plenty of room for a Grand piano! The hardwood oak floors are gleaming, and the kitchen and dining room floors are Italian tile. The apartment has South & West exposures! The windows have been updated. The kitchen cabinets are all wood Kountry Kraft, a Meile dishwasher, GE Profile range, GE refrigerator and Kohler fixtures. Both Bathrooms are done in Italian tile and Kohler fixtures. The chandelier in the dining room is Austrian Crystal. The balcony provides quiet, private outdoor space. The wall a/c's are new. The apartment has 5 closets. There is currently no waitlist for parking.

8. 2022-06-07
   status Pending
9. 2022-06-07
   historical
10. 2022-04-22
    status Active
11. 2022-04-03
    historical
12. 2022-02-14
    listed $265,000 Active
13. 2014-01-27
    price $199,800
14. 2004-02-10
    soldstatus $200,000
15. 2003-12-30
    historical
16. 2003-10-08
    listed $200,000

ⓘ 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: $37,569
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,006
• − Management: −$3,006
• − Depreciation: −$8,698
• Taxable income: $131
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $4,852/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

+49.5% since first listed

13 events — show timeline

• 2026-05-18 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-27 Sold (MLS) $265,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-11-08 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-06-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-04-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-04-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-02-14 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $199,800 HGMLS
• 2004-02-10 Sold (MLS) $200,000 HGMLS
• 2003-12-30 Delisted — HGMLS
• 2003-10-08 Listed $200,000 HGMLS