161 Charter Cir #161 · Ossining, NY 10562

$325,000

3 bd · 1.5 ba · 1,300 sqft · Condo · 6 Days on market

Built 1961

---

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 +18.7/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Br For Price Of 2 Br! ! ! Hardwood Flrs Redone In Livr/Din, Hardwood Thru-out. Kitchen Cabinets Refinished. - Looks And Is Great!!! Maint. W/ O Star $988 . Seller Pays Waiver Fee. Short Walk To All. Near Rr, Shops, Bus, Public Park. 3 Exposures (S, E & W) Like A Private Home. A Joy To Show This Mint, Move In Condition Unit. Please Verify All.

Key facts

• In unit washer dryer
• Corner townhouse
• Updated kitchen

Tags

• CORNER TOWNHOUSE
• UPDATED KITCHEN
• IN UNIT WASHER DRYER
• UPDATED POWDER ROOM
• GENEROUS CLOSET SPACE
• CUSTOM CLOSETS

Property features AI

Finance

• HOA & community: Association-maintained landscaping; Common grounds maintenance; Playground; Snow removal

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Con-Edison electric; Public sewer; Cable connected; Electricity connected; Water connected
• Home design: Stock cooperative; Two stories; Entry level is 1
• Construction: Brick construction
• Exterior features: Playground; Outdoor space

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Granite counters
• Bedrooms: Two-story layout with bedrooms included (entry level is 1)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Wall/Window air conditioning unit(s)
• Interior features: Granite counters; Walk-in closet(s); Storm door(s); Patio
• Laundry & utility: Washer and dryer located in the kitchen (in-unit)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (0.1% below list).
• Recommended offer: $325k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.9% in Ossining — 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 80/100 on livability (#116 in NY, #1,876 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, health & safety A; Watch: cost of living F.
• Ossining Union Free School District (suburban): math 72% / reading 72% proficiency, ranked #104 of 590 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Brookside School (727 students, 50% FRL); Anne M Dorner Middle School (math 42% / reading 64%, grade C+, #231 of 729 statewide, top 32%, 1,033 students, 51% FRL); Ossining High School (math 86% / reading 82%, grade A, #404 of 1,100 statewide, top 37%, 1,552 students, 51% FRL).
• Market conditions: 134 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 34% of the median local income ($116k/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 $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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $228k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,614 (0.1% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-36,525
• Equity at exit: $48,459

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-10,774
• 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 10562

• Active inventory: 134
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,246 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $252

Break-even live

Break-even rent $2,927

Max offer price $325,000

Occupancy floor 87%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 S Highland Ave Ossining, NY	2.0	1.0	950	$2,300	$2.42	44d	1	0.54mi
87 S Highland Ave Apt B27* Ossining, NY	2.0	1.0	950	$2,650	$2.79	5d	1	0.54mi
90 S Highland Ave Unit 6 Ossining, NY	2.0	1.5	1092	$3,500	$3.21	5d	1	0.55mi
76 State St Unit 10 Ossining, NY	3.0	1.0	1100	$2,750	$2.50	44d	1	0.63mi
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$5,795	$6.48	1d	8	0.97mi
5 Brandreth St Unit 2A Ossining, NY	3.0	2.0	1150	$3,900	$3.39	4d	1	1.05mi
5 Brandreth St Unit 2B Ossining, NY	2.0	2.0	1000	$3,000	$3.00	44d	1	1.05mi

HOA detail condo

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

Listing history 5 events

1. 2026-06-17
   statusdays on market $325,000 Pending 6 DOM
2. 2026-06-07
   days on market $325,000 Active 5 DOM
3. 2026-06-04
   days on market $325,000 Active 2 DOM
4. 2026-06-03
   remarks 699-char remark
5. 2026-06-03
   listed $325,000 Active 1 DOM

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,954
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$2,422
• − Repairs & maintenance: −$3,116
• − Management: −$3,116
• − Depreciation: −$9,455
• Taxable loss: −$2,236
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $3,561/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: Ossining Union Free School District
• NCES district ID: 3622020
• Math proficiency: 72% ▲ 27.00%
• Reading proficiency: 72% ▲ 25.00%
• Median HH income: $78,402
• Composite: 63.75/100
• National rank: #599
• State rank: #104 of 590 in NY

Livability — Ossining

• Score: 80/100
• State rank: #116
• US rank: #1876

Category grades

Amenities B- Commute A+ Cost of living F Crime C+ Employment A+ Housing A- Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ossining, NY
• County: Westchester County · 709,332 people
• City population: 33,793
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 33,793
• Household income: $115,697
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1248.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 11% Black 8% Asian 4%
• Hispanic origin (detail): Puerto Rican 6% Cuban 2% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 3% Italian 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 59% English-only · Spanish 31% Other Indo-European 4% Russian/Polish/Slavic 1%

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: ▼ -605.12%
• Current HPI: 251.6831
• Rent YoY: —
• 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

+42.5% since first listed

5 events — show timeline

• 2026-06-02 Listed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2006-09-28 Sold (MLS) $228,000 HGMLS
• 2006-08-04 Price Changed $229,999 HGMLS
• 2006-08-04 Delisted — HGMLS
• 2006-05-06 Listed $228,000 HGMLS