30 Fleetwood Ave Unit 4F · Mount Vernon, NY 10552

$325,000

3 bd · 2.0 ba · 1,200 sqft · Condo · 487 Days on market

Built 1950

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Welcome to 30 Fleetwood Avenue Co-op. The building is located in the Heart of Fleetwood, with easy access to highways and Metro-North trains to Manhattan and Upper Westchester. This 3 bedrooms 2 bathrooms apartment is located on the 4th floor with a view and plenty of sunlight. Very cozy with gleaming hardwood floors throughout. Updated Galley kitchen and new appliances. Master Bedroom has it's own bath. Enjoy the convenience of walking to everything! Dogs and Cats are allowed but must be approved by the Board. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Built 1950
• Listed 487 days

Tags

• UPDATED GALLEY KITCHEN
• MASTER BEDROOM WITH OWN BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.

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); 128 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 487 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 25y ago; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $225k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 487 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• 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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-10,996
• Equity at exit: $48,459

10-year hold

• IRR: 10.7%
• Equity multiple: 1.99×
• Total profit: $89,656
• Equity at exit: $28,100

Cash invested: $91,000 (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: 128
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,386 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $429

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 82%

Sensitivity live

Price	-10% $653	-5% $541	+0% $429	+5% $316	+10% $204
Rent	-10% $161	-5% $295	+0% $429	+5% $562	+10% $696
Rate	-1.0pp $592	-0.5pp $511	base $429	+0.5pp $344	+1.0pp $259

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	23d	2	0.04mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	0.19mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$6,204	$6.12	25d	15	0.21mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$3,558	$3.73	3d	16	0.21mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	0.36mi
173 Crary Ave Mount Vernon, NY	3.0	2.0	1100	$3,100	$2.82	25d	1	0.43mi
26 W Devonia Ave Unit 1 Mt Vernon, NY	3.0	1.5	1388	$4,200	$3.03	12d	1	0.47mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	0.48mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	25d	1	0.65mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	20d	1	0.70mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	44d	1	0.80mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	20d	1	0.80mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	20d	1	0.91mi
173 Washington St Unit 1 Mt Vernon, NY	3.0	2.0	1100	$3,000	$2.73	25d	1	0.96mi
173 Washington St Unit 2 Mt Vernon, NY	3.0	2.0	1500	$3,200	$2.13	2d	1	0.96mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	44d	1	0.98mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	44d	1	1.00mi
218 Washington St Unit 2 Mt Vernon, NY	4.0	2.0	950	$3,900	$4.11	25d	1	1.01mi
6 Belden Ave Unit 1 Yonkers, NY	3.0	2.0	1450	$3,500	$2.41	25d	1	1.02mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	1.07mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	12d	1	1.12mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	25d	1	1.15mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	14d	1	1.18mi
635 E Lincoln Ave Mount Vernon, NY	2.0	1.0	1000	$3,150	$3.15	8d	1	1.28mi

HOA detail condo

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

Listing history 45 events

1. 2026-04-03
   status Pending
2. 2026-04-03
   historical
3. 2026-03-02
   status Active
4. 2026-02-26
   historical
5. 2026-01-23
   price $325,000
6. 2025-09-04
   status Active
7. 2025-08-25
   historical
8. 2025-02-24
   status Active
9. 2025-02-22
   historical
10. 2025-02-21
    status Active
11. 2024-10-07
    status Pending
12. 2024-08-30
    status Active
13. 2024-06-08
    status Pending
14. 2024-04-08
    listed $280,000 Active
15. 2024-03-31
    historical
16. 2023-09-15
    status Active
17. 2023-09-05
    status Pending
18. 2023-09-01
    listed $330,000 Active
19. 2023-08-31
    historical
20. 2023-08-03
    status Active
21. 2023-07-31
    historical
22. 2023-05-08
    price $330,000
23. 2022-11-01
    listed $340,000 Active
24. 2018-02-07
    soldstatus $225,000 Sold
25. 2017-11-22
    historical Pending
26. 2017-10-25
    status Active
27. 2017-10-24
    historical
28. 2017-10-11
    listed $225,000 Active
29. 2013-04-20
    historical
30. 2013-04-20
    historical
31. 2012-08-20
    listed Active
32. 2012-08-20
    listed $204,999
33. 2010-07-19
    historical
34. 2010-04-23
    price
35. 2010-03-19
    listed Active
36. 2009-05-04
    historical
37. 2009-01-08
    listed
38. 2005-05-03
    soldstatus $277,500
39. 2005-04-12
    historical
40. 2005-04-12
    price $279,998
41. 2005-01-13
    listed $277,500
42. 2001-12-20
    soldstatus $123,000
43. 2001-09-19
    historical
44. 2001-09-19
    price $125,000
45. 2001-07-18
    listed $123,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% 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: $40,627
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,250
• − Management: −$3,250
• − Depreciation: −$9,455
• Taxable loss: −$33
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $5,151/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

+164.2% since first listed

45 events — show timeline

• 2026-04-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-08-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-06-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-04-08 Listed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-09-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-09-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-09-01 Listed $330,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-08-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-07-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-05-08 Price Changed $330,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-01 Listed $340,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-07 Sold (MLS) $225,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-22 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-10-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-10-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-10-11 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2013-04-20 Delisted — HGMLS
• 2013-04-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-08-20 Listed — HGMLS
• 2012-08-20 Listed $204,999 OneKey® MLS as Distributed by MLS Grid
• 2010-07-19 Delisted — HGMLS
• 2010-04-23 Price Changed — HGMLS
• 2010-03-19 Listed — HGMLS
• 2009-05-04 Delisted — HGMLS
• 2009-01-08 Listed — HGMLS
• 2005-05-03 Sold (MLS) $277,500 HGMLS
• 2005-04-12 Price Changed $279,998 HGMLS
• 2005-04-12 Delisted — HGMLS
• 2005-01-13 Listed $277,500 HGMLS
• 2001-12-20 Sold (MLS) $123,000 HGMLS
• 2001-09-19 Price Changed $125,000 HGMLS
• 2001-09-19 Delisted — HGMLS
• 2001-07-18 Listed $123,000 HGMLS