16 Maple Pl · Ossining, NY 10562

$650,000

5 bd · 4.0 ba · 2,720 sqft · MultiFamily public records · 14 Days on market

Built 1860 7,841 sqft lot Est $688k · 6% under

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Why this score? — see what drove the B- 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 +26.5/30.0
• ARV discount +10.0/15.0
• DSCR +9.0/10.0
• 1% rule +8.2/10.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

This is the best looking two family in the area! New everything. Old world builder takes pride in every aspect of what he does and is married to a movie set designer who handled the esthetics of this project. What a project! What a house! Top floor and lower hallways of upper apartment have sprinklers! All bedrooms have cable and phone. Two heating and hot water systems. Off street parking for 10 Cars in new parking lot and driveway.

Key facts

• Large lot
• Bonus living space
• Hudson river views

Tags

• BONUS LIVING SPACE
• LARGE LOT
• AMPLE OFF-STREET PARKING
• PROXIMITY TO METRO-NORTH TRAIN
• PROXIMITY TO ROUTE 9A
• HUDSON RIVER VIEWS

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $650k).
• Cap rate 9.5% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $8,553/mo this rent would consume 89% of the median local household income ($116k/yr) (locally 1248% 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 $4k of loan paydown is wiped out by about $20k 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 + 3.0% rent growth), your $182k 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.
• 3 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $650,000

Questions for the listing agent

1. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.32% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $688,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26-28 Lincoln Pl	0.27mi	4/3.0 (-1)	2,880 (+6%)	4mo	$691,000	$240	66
12 Maurice Ave	0.31mi	5/3.0	2,614 (-4%)	13mo	$875,000	$335	65
67 Hunter St	0.41mi	4/4.0 (-1)	2,908 (+7%)	22mo	$735,000	$253	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $4,186
• Equity at exit: $96,917

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $145,963
• Equity at exit: $56,200

Cash invested: $182,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $8,553 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$1,365 /mo · $16,382/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,796
• Net cashflow: $1,712

Break-even live

Break-even rent $6,386

Max offer price $650,000

Occupancy floor 75%

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Meadow Rd Briarcliff Manor, NY	4.0	2.5	2400	$6,300	$2.62	1d	1	0.53mi
305 Glenwood Dr Unit 3-3 Briarcliff Manor, NY	4.0	3.5	2297	$5,500	$2.39	7d	1	1.10mi
137 Cedar Ln Ossining, NY	4.0	2.5	2592	$23,000	$8.87	1d	1	1.28mi

Listing history 11 events

1. 2025-09-19
   status Pending
2. 2025-08-20
   listed $650,000 Active
3. 2014-03-15
   price $620,000 438-char remark

   Show marketing remark (438 chars)

   This is the best looking two family in the area! New everything. Old world builder takes pride in every aspect of what he does and is married to a movie set designer who handled the esthetics of this project. What a project! What a house! Top floor and lower hallways of upper apartment have sprinklers! All bedrooms have cable and phone. Two heating and hot water systems. Off street parking for 10 Cars in new parking lot and driveway.

4. 2014-01-27
   price $255,000 385-char remark

   Show marketing remark (385 chars)

   Calling All Handymen, Contractors & Persons With Vision!!! This Victorian Needs A Great Deal Of Work To Bring It Back To Its Original Beauty. It Has Lots Of Details; Plaster Medallions, Carved Moldings, Fpl, Archways, Hood Mold & Circle Bay Windows. It Sits On A Lovely Level Lot With A Large Backyard With Plenty Of Parking On Right Side Of House. It Is Being Sold as Is.

5. 2007-08-03
   historical 438-char remark

   Show marketing remark (438 chars)

   This is the best looking two family in the area! New everything. Old world builder takes pride in every aspect of what he does and is married to a movie set designer who handled the esthetics of this project. What a project! What a house! Top floor and lower hallways of upper apartment have sprinklers! All bedrooms have cable and phone. Two heating and hot water systems. Off street parking for 10 Cars in new parking lot and driveway.

6. 2007-07-26
   soldstatus $620,000 438-char remark

   Show marketing remark (438 chars)

   This is the best looking two family in the area! New everything. Old world builder takes pride in every aspect of what he does and is married to a movie set designer who handled the esthetics of this project. What a project! What a house! Top floor and lower hallways of upper apartment have sprinklers! All bedrooms have cable and phone. Two heating and hot water systems. Off street parking for 10 Cars in new parking lot and driveway.

7. 2007-06-07
   price $629,900 438-char remark

   Show marketing remark (438 chars)

   This is the best looking two family in the area! New everything. Old world builder takes pride in every aspect of what he does and is married to a movie set designer who handled the esthetics of this project. What a project! What a house! Top floor and lower hallways of upper apartment have sprinklers! All bedrooms have cable and phone. Two heating and hot water systems. Off street parking for 10 Cars in new parking lot and driveway.

8. 2007-04-20
   listed $629,900 438-char remark

   Show marketing remark (438 chars)

   This is the best looking two family in the area! New everything. Old world builder takes pride in every aspect of what he does and is married to a movie set designer who handled the esthetics of this project. What a project! What a house! Top floor and lower hallways of upper apartment have sprinklers! All bedrooms have cable and phone. Two heating and hot water systems. Off street parking for 10 Cars in new parking lot and driveway.

9. 2006-05-10
   soldstatus $281,000 385-char remark

   Show marketing remark (385 chars)

   Calling All Handymen, Contractors & Persons With Vision!!! This Victorian Needs A Great Deal Of Work To Bring It Back To Its Original Beauty. It Has Lots Of Details; Plaster Medallions, Carved Moldings, Fpl, Archways, Hood Mold & Circle Bay Windows. It Sits On A Lovely Level Lot With A Large Backyard With Plenty Of Parking On Right Side Of House. It Is Being Sold as Is.

10. 2006-04-04
    historical 385-char remark

    Show marketing remark (385 chars)

    Calling All Handymen, Contractors & Persons With Vision!!! This Victorian Needs A Great Deal Of Work To Bring It Back To Its Original Beauty. It Has Lots Of Details; Plaster Medallions, Carved Moldings, Fpl, Archways, Hood Mold & Circle Bay Windows. It Sits On A Lovely Level Lot With A Large Backyard With Plenty Of Parking On Right Side Of House. It Is Being Sold as Is.

11. 2006-03-09
    listed $281,000 385-char remark

    Show marketing remark (385 chars)

    Calling All Handymen, Contractors & Persons With Vision!!! This Victorian Needs A Great Deal Of Work To Bring It Back To Its Original Beauty. It Has Lots Of Details; Plaster Medallions, Carved Moldings, Fpl, Archways, Hood Mold & Circle Bay Windows. It Sits On A Lovely Level Lot With A Large Backyard With Plenty Of Parking On Right Side Of House. It Is Being Sold as Is.

ⓘ 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: $16,382 · $1,365/mo
• Projected year-2 tax: $16,382 · $1,365/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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $102,635
• − Mortgage interest: −$36,410
• − Property taxes: −$16,382
• − Insurance: −$3,250
• − Repairs & maintenance: −$8,211
• − Management: −$8,211
• − Depreciation: −$18,909
• Taxable income: $11,262
• Est. tax owed @ 24.0%: −$2,703
• After-tax cash flow: $17,842/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

+131.3% since first listed

11 events — show timeline

• 2025-09-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-08-20 Listed $650,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $620,000 HGMLS
• 2014-01-27 Price Changed $255,000 HGMLS
• 2007-08-03 Delisted — HGMLS
• 2007-07-26 Sold (MLS) $620,000 HGMLS
• 2007-06-07 Price Changed $629,900 HGMLS
• 2007-04-20 Listed $629,900 HGMLS
• 2006-05-10 Sold (MLS) $281,000 HGMLS
• 2006-04-04 Delisted — HGMLS
• 2006-03-09 Listed $281,000 HGMLS

Property tax history

+3.7%/yr

Latest (2025): $16,382 · +4.4% YoY. Source: county tax records.