14 Rich Ave · Mount Vernon, NY 10550

$845,000

6 bd · 3.0 ba · 3,263 sqft · MultiFamily · 27 Days on market

Built 1947 3,920 sqft lot Est $985k · 14% under

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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).

• ARV discount +13.9/15.0
• Cash flow +11.7/30.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Detached Occupied 2 family home. No access. Additional information: Separate Hot water Heater: Yes. Property will be included in the next Auction. Buyers must sign up and place bids through www.xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agent to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. Please refer to the purchase contract for fees/costs paid by seller/buyer.

Key facts

• Fully renovated
• Backyard access
• Renovated bathrooms

Tags

• FULLY RENOVATED
• TWO FAMILY HOME
• BRAND NEW KITCHENS
• RENOVATED BATHROOMS
• NEW FLOORING
• BACKYARD ACCESS

Property features AI

Exterior

• Parking: Driveway parking; Total parking for 4 vehicles
• Utilities: Electricity connected (Con Edison); Natural gas available; Public sewer
• Home design: Duplex; Actual property condition
• Construction: Frame construction with vinyl siding; Brick/mortar foundation
• Exterior features: Back yard; Level lot; Near public transit; Near schools; Near shops; Chain link and vinyl fencing

Interior

• Kitchen: Eat-in kitchen; Open kitchen; Quartz/Quartzite counters
• Bedrooms: One 2-bedroom unit; One 4-bedroom unit
• Flooring: Hardwood; Laminate
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Wall/Window air conditioning units
• Interior features: First-floor bedroom; Eat-in kitchen; Formal dining room; High ceilings; Open floorplan with open kitchen; Quartz/Quartzite counters; Recessed lighting; Walk-in closets; Aluminum-framed windows; Finished attic; Full basement; Accessible approach with ramp
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $845k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative. Per door: $-120/mo.
• To cash-flow at today's rent, offer at most $802k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $735k (13.0% below list).
• Recommended offer: $735k (13.0% 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.
• Zoned schools: 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 64% at this address vs 42% district-wide (+22 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 (+3.4%/yr); 130 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $7,349/mo this rent would consume 145% 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 $25k 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 27 days — a 2% lower offer ($832k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y 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 $500k; list at $845k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $734,900 (13.0% 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. 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $985,426
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Cottage Ave	0.13mi	6/3.0	3,150 (-4%)	9mo	$975,000	$310	81
25 Audrey Ave	0.32mi	5/3.0 (-1)	3,200 (-2%)	9mo	$760,000	$238	70
134 N Fulton Ave	0.20mi	5/4.0 (-1)	3,200 (-2%)	13mo	$700,000	$219	67
142 Cottage Ave	0.25mi	5/3.0 (-1)	3,500 (+7%)	6mo	$860,000	$246	66
251 S 2nd Ave	0.52mi	7/3.0 (+1)	3,200 (-2%)	16mo	$999,000	$312	54
153 Chester St	0.41mi	7/4.0 (+1)	3,150 (-4%)	18mo	$995,000	$316	52
307 N Fulton Ave	0.62mi	6/6.0	3,100 (-5%)	1mo	$1,050,000	$339	50
132 East 4th St	0.55mi	6/2.0	2,800 (-14%)	0mo	$700,000	$250	46
100 Grandview Ave	0.62mi	6/4.0	3,000 (-8%)	13mo	$905,000	$302	43
426 N High St	0.71mi	6/2.0	3,000 (-8%)	8mo	$1,155,000	$385	43
257 S 2nd Ave	0.54mi	5/3.0 (-1)	3,639 (+12%)	12mo	$930,000	$256	41
242 Bedford Ave	0.59mi	6/6.0	3,458 (+6%)	15mo	$900,000	$260	38

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-149,280
• Equity at exit: $125,992

10-year hold

• IRR: -9.2%
• Equity multiple: 0.42×
• Total profit: $-137,420
• Equity at exit: $73,060

Cash invested: $236,600 (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: 19.2×

Monthly cashflow live

• Estimated rent: $7,349 high
• Mortgage (P&I): −$4,431
• Tax from tax record: −$1,263 /mo · $15,158/yr
• Insurance: −$352
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,543
• Net cashflow: $-241

Break-even live

Break-even rent $7,654

Max offer price $802,459

Occupancy floor 98%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$7,348
Total (2 units)			$7,349

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: $211,250
• Closing costs: $25,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Hillside Rd Bronxville, NY	5.0	3.5	2750	$13,500	$4.91	2d	1	1.48mi

Listing history 16 events

1. 2026-04-10
   status Pending
2. 2026-03-14
   listed $845,000 Active
3. 2025-06-09
   soldstatus $499,800
4. 2025-05-30
   soldstatus $499,800 Closed 589-char remark

   Show marketing remark (589 chars)

   Detached Occupied 2 family home. No access. Additional information: Separate Hot water Heater: Yes. Property will be included in the next Auction. Buyers must sign up and place bids through www.xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agent to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. Please refer to the purchase contract for fees/costs paid by seller/buyer.

5. 2025-05-01
   status Pending 589-char remark

   Show marketing remark (589 chars)

   Detached Occupied 2 family home. No access. Additional information: Separate Hot water Heater: Yes. Property will be included in the next Auction. Buyers must sign up and place bids through www.xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agent to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. Please refer to the purchase contract for fees/costs paid by seller/buyer.

6. 2025-03-20
   status Active 589-char remark

   Show marketing remark (589 chars)

   Detached Occupied 2 family home. No access. Additional information: Separate Hot water Heater: Yes. Property will be included in the next Auction. Buyers must sign up and place bids through www.xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agent to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. Please refer to the purchase contract for fees/costs paid by seller/buyer.

7. 2025-03-16
   historical 589-char remark

   Show marketing remark (589 chars)

   Detached Occupied 2 family home. No access. Additional information: Separate Hot water Heater: Yes. Property will be included in the next Auction. Buyers must sign up and place bids through www.xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agent to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. Please refer to the purchase contract for fees/costs paid by seller/buyer.

8. 2025-02-13
   status Active 589-char remark

   Show marketing remark (589 chars)

   Detached Occupied 2 family home. No access. Additional information: Separate Hot water Heater: Yes. Property will be included in the next Auction. Buyers must sign up and place bids through www.xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agent to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. Please refer to the purchase contract for fees/costs paid by seller/buyer.

9. 2024-12-14
   status Pending 589-char remark

   Show marketing remark (589 chars)

   Detached Occupied 2 family home. No access. Additional information: Separate Hot water Heater: Yes. Property will be included in the next Auction. Buyers must sign up and place bids through www.xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agent to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. Please refer to the purchase contract for fees/costs paid by seller/buyer.

10. 2024-11-20
    status Active 589-char remark

    Show marketing remark (589 chars)

    Detached Occupied 2 family home. No access. Additional information: Separate Hot water Heater: Yes. Property will be included in the next Auction. Buyers must sign up and place bids through www.xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agent to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. Please refer to the purchase contract for fees/costs paid by seller/buyer.

11. 2024-11-16
    historical 589-char remark

    Show marketing remark (589 chars)

    Detached Occupied 2 family home. No access. Additional information: Separate Hot water Heater: Yes. Property will be included in the next Auction. Buyers must sign up and place bids through www.xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agent to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. Please refer to the purchase contract for fees/costs paid by seller/buyer.

12. 2024-10-18
    listed $670,000 Active 589-char remark

    Show marketing remark (589 chars)

    Detached Occupied 2 family home. No access. Additional information: Separate Hot water Heater: Yes. Property will be included in the next Auction. Buyers must sign up and place bids through www.xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agent to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. Please refer to the purchase contract for fees/costs paid by seller/buyer.

13. 1996-09-26
    soldstatus $175,100
14. 1996-08-10
    price $189,900 143-char remark

    Show marketing remark (143 chars)

    Newly Updated House 8 Years Ago, Close To Transportation & Shop 4 Bdrm Duplex/2bdrm Rental. Good Income Owner Must Sell Bring All Offers.

15. 1996-08-10
    soldstatus $185,000 143-char remark

    Show marketing remark (143 chars)

    Newly Updated House 8 Years Ago, Close To Transportation & Shop 4 Bdrm Duplex/2bdrm Rental. Good Income Owner Must Sell Bring All Offers.

16. 1996-04-15
    listed $185,000 143-char remark

    Show marketing remark (143 chars)

    Newly Updated House 8 Years Ago, Close To Transportation & Shop 4 Bdrm Duplex/2bdrm Rental. Good Income Owner Must Sell Bring All Offers.

ⓘ 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: $15,158 · $1,263/mo
• Projected year-2 tax: $15,158 · $1,263/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: $88,188
• − Mortgage interest: −$47,333
• − Property taxes: −$15,158
• − Insurance: −$4,225
• − Repairs & maintenance: −$7,055
• − Management: −$7,055
• − Depreciation: −$24,582
• Taxable loss: −$17,220
• Est. tax savings @ 24.0%: +$4,133
• After-tax cash flow: $1,243/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

+356.8% since first listed

16 events — show timeline

• 2026-04-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Listed $845,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-09 Sold (Public Records) $499,800 Public Records
• 2025-05-30 Sold (MLS) $499,800 OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-12-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-11-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-11-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-18 Listed $670,000 OneKey® MLS as Distributed by MLS Grid
• 1996-09-26 Sold (Public Records) $175,100 Public Records
• 1996-08-10 Sold (MLS) $185,000 HGMLS
• 1996-08-10 Price Changed $189,900 HGMLS
• 1996-04-15 Listed $185,000 HGMLS

Property tax history

+4.1%/yr

Latest (2025): $15,158 · +3.2% YoY. Source: county tax records.