60 W Broad St Unit 1G · Mount Vernon, NY 10552

$174,000

1 bd · 1.0 ba · 800 sqft · Condo · 34 Days on market

Built 1928

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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).

• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fall in love with this spacious 1 bedroom co-op.. The building is pre-war with high ceilings and a breath taking extremely large entry foyer with architecturally details. The co-op has ample closet space, eat-in kitchen, stainless steel appliances, dishwasher and microwave included. Also a beautiful white subway tile back splash. Large bedroom and a spacious living room. Its a commuters dream, steps to the metro north and bee line transportation. Near shops and many restaurants to your liking. Additional Information: HeatingFuel:Oil Below Ground,

Key facts

• Upgraded closets
• Custom doors
• Flawless finishes

Tags

• REMODELED PRE-WAR UNIT
• COMPREHENSIVE RENOVATION
• FLAWLESS FINISHES
• CUSTOM DOORS
• UPGRADED CLOSETS
• TASTEFULLY UPDATED BATHROOM

Property features AI

Exterior

• Parking: No designated parking or carport
• Utilities: Con Edison electric service; Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; Entry level 1
• Construction: Brick construction; Stone construction
• Exterior features: Brick and stone exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Stainless steel appliances; Owned water purifier
• Bedrooms: Entry level bedroom(s) on level 1
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Radiant heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fans; Eat-in kitchen; Elevator access; High ceilings; Original details
• Laundry & utility: Common basement (shared space)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $174k.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $174k).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 3.8% vs local median 5.3% in Mount Vernon — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Pennington School (math 42% / reading 62%, grade C-, #988 of 2,108 statewide, top 49%, 426 students, 45% FRL); Mount Vernon High School (math 54% / reading 75%, grade B-, #776 of 1,100 statewide, top 73%, 1,094 students, 76% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 58% at this address vs 42% district-wide (+16 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; 37 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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 $118k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent; built in 1928 — 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 $168,780 (3.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 3.76%
• Cash-on-cash: -9.05%
• DSCR: 0.60
• GRM: 5.8

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: -22.3%
• Equity multiple: 0.17×
• Total profit: $-40,217
• Equity at exit: $25,944

10-year hold

• IRR: -3.4%
• Equity multiple: 0.70×
• Total profit: $-14,676
• Equity at exit: $15,044

Cash invested: $48,720 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,515 high
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$218 /mo · $2,610/yr
• Insurance: −$72
• HOA est. from 1 same-building comp: −$1,152
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-367

Break-even live

Break-even rent $2,980

Max offer price $120,822

Occupancy floor —

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	24d	1	0.04mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	24d	1	0.07mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	0.08mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	0.08mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	24d	1	0.13mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	0.22mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	24d	1	0.48mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	17d	1	0.52mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	24d	1	0.54mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	0.62mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	0.69mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	24d	1	0.82mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	0.84mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	44d	1	0.84mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	24d	1	0.86mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	0.88mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	0.90mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	7d	1	0.99mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	44d	1	1.02mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	24d	1	1.03mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	24d	1	1.04mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	24d	1	1.08mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	19d	1	1.09mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	44d	1	1.11mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	1.17mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	11d	1	1.31mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	17d	1	1.32mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	7d	1	1.32mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	24d	1	1.32mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	1.35mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	13d	1	1.37mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	44d	1	1.39mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	7d	1	1.41mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	12d	1	1.42mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	24d	1	1.43mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	19d	1	1.44mi
257 S 2nd Ave Mount Vernon, NY	1.0	1.0	800	$2,250	$2.81	24d	1	1.47mi

HOA detail condo

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

Listing history 45 events

1. 2026-06-18
   days on market $174,000 Active 34 DOM
2. 2026-06-17
   days on market $174,000 Active 33 DOM
3. 2026-06-16
   days on market $174,000 Active 32 DOM
4. 2026-06-15
   days on market $174,000 Active 31 DOM
5. 2026-06-13
   days on market $174,000 Active 29 DOM
6. 2026-06-09
   days on market $174,000 Active 25 DOM
7. 2026-06-08
   days on market $174,000 Active 24 DOM
8. 2026-06-07
   days on market $174,000 Active 23 DOM
9. 2026-06-04
   days on market $174,000 Active 20 DOM
10. 2026-06-03
    days on market $174,000 Active 19 DOM
11. 2026-06-02
    days on market $174,000 Active 18 DOM
12. 2026-06-01
    days on market $174,000 Active 17 DOM
13. 2026-05-31
    days on market $174,000 Active 16 DOM
14. 2026-05-14
    listed $174,000 Active
15. 2019-03-26
    soldstatus $118,000 Sold 556-char remark

    Show marketing remark (556 chars)

    Fall in love with this spacious 1 bedroom co-op.. The building is pre-war with high ceilings and a breath taking extremely large entry foyer with architecturally details. The co-op has ample closet space, eat-in kitchen, stainless steel appliances, dishwasher and microwave included. Also a beautiful white subway tile back splash. Large bedroom and a spacious living room. Its a commuters dream, steps to the metro north and bee line transportation. Near shops and many restaurants to your liking. Additional Information: HeatingFuel:Oil Below Ground,

16. 2019-01-08
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Fall in love with this spacious 1 bedroom co-op.. The building is pre-war with high ceilings and a breath taking extremely large entry foyer with architecturally details. The co-op has ample closet space, eat-in kitchen, stainless steel appliances, dishwasher and microwave included. Also a beautiful white subway tile back splash. Large bedroom and a spacious living room. Its a commuters dream, steps to the metro north and bee line transportation. Near shops and many restaurants to your liking. Additional Information: HeatingFuel:Oil Below Ground,

17. 2018-12-11
    listed $120,999 Active 556-char remark

    Show marketing remark (556 chars)

    Fall in love with this spacious 1 bedroom co-op.. The building is pre-war with high ceilings and a breath taking extremely large entry foyer with architecturally details. The co-op has ample closet space, eat-in kitchen, stainless steel appliances, dishwasher and microwave included. Also a beautiful white subway tile back splash. Large bedroom and a spacious living room. Its a commuters dream, steps to the metro north and bee line transportation. Near shops and many restaurants to your liking. Additional Information: HeatingFuel:Oil Below Ground,

18. 2018-10-01
    historical
19. 2018-09-25
    price $125,000
20. 2018-09-25
    status Active
21. 2018-09-16
    historical
22. 2018-06-10
    listed $130,000 Active
23. 2014-03-15
    price $105,000
24. 2011-11-30
    soldstatus $105,000 Sold
25. 2011-09-06
    historical
26. 2011-08-04
    historical Pending
27. 2011-08-04
    price $108,000
28. 2011-06-14
    price $108,000
29. 2011-05-06
    price $115,000
30. 2011-04-28
    status Active
31. 2011-04-28
    historical
32. 2011-03-18
    price $125,000 Active
33. 2011-03-18
    status Active
34. 2011-03-17
    historical
35. 2010-10-28
    listed $130,000 Active
36. 2010-10-20
    historical
37. 2010-08-02
    price
38. 2010-04-19
    listed Active
39. 2010-04-19
    historical
40. 2010-01-12
    price
41. 2009-10-18
    listed Active
42. 2005-07-07
    soldstatus $143,500
43. 2005-05-02
    historical
44. 2005-05-02
    price $144,900
45. 2005-02-04
    listed $143,500

ⓘ 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: $30,182
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − HOA: −$13,824
• − Depreciation: −$5,062
• Taxable loss: −$6,760
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $-2,788/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

+21.3% since first listed

32 events — show timeline

• 2026-05-14 Listed $174,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-26 Sold (MLS) $118,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-12-11 Listed $120,999 OneKey® MLS as Distributed by MLS Grid
• 2018-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-09-25 Price Changed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-09-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-06-10 Listed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $105,000 HGMLS
• 2011-11-30 Sold (MLS) $105,000 HGMLS
• 2011-09-06 Delisted — HGMLS
• 2011-08-04 Contingent — HGMLS
• 2011-08-04 Price Changed $108,000 HGMLS
• 2011-06-14 Price Changed $108,000 HGMLS
• 2011-05-06 Price Changed $115,000 HGMLS
• 2011-04-28 Relisted — HGMLS
• 2011-04-28 Delisted — HGMLS
• 2011-03-18 Relisted — HGMLS
• 2011-03-18 Price Changed $125,000 HGMLS
• 2011-03-17 Delisted — HGMLS
• 2010-10-28 Listed $130,000 HGMLS
• 2010-10-20 Delisted — HGMLS
• 2010-08-02 Price Changed — HGMLS
• 2010-04-19 Listed — HGMLS
• 2010-04-19 Delisted — HGMLS
• 2010-01-12 Price Changed — HGMLS
• 2009-10-18 Listed — HGMLS
• 2005-07-07 Sold (MLS) $143,500 HGMLS
• 2005-05-02 Price Changed $144,900 HGMLS
• 2005-05-02 Delisted — HGMLS
• 2005-02-04 Listed $143,500 HGMLS