16 Rockledge Ave Unit 2D-1 · Ossining, NY 10562

$350,000

1 bd · 1.0 ba · 1,250 sqft · Condo · 13 Days on market

Built 1968

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great place to live! As soon as you walk into this well maintained apartment you will see the beautiful views of the Hudson River and since it is a corner until you can enjoy views from every angle. The open floor plan lets you enjoy these great views from everywhere. The complex offers tennis, billiards, clubhouse, fitness center, jitney to train, gatehouse, sauna, underground parking and outdoor pool! You have to see it to believe it!

Key facts

• Community pool
• Built 1968
• Listed 12 days

Tags

• SECOND FLOOR END UNIT
• BREATHTAKING SEASONAL VIEWS
• SOARING 9 FOOT CEILINGS
• OVERSIZED LIVING SPACE
• ENERGY CONSCIOUS SOLAR PANELS

Property features AI

Finance

• Other: Living area based on public records
• HOA & community: Has association; Community amenities include clubhouse, fitness center, pool, curbs, and sidewalks; Gated community

Exterior

• Parking: Assigned parking in a common parking lot (waitlist); Parking fee applies
• Security: Gated community with security gate; Video cameras; Smoke detectors
• Utilities: Electric service by Con Edison; Public sewer; Cable available and connected; Electricity connected; Natural gas connected; Phone connected; Public trash collection
• Home design: Stock cooperative; One level entry (entry level 1); Building has 7 stories
• Construction: Brick construction
• Exterior features: Brick construction; Outdoor space; Pool/Spa; In-ground pool with electric heat; Waterfront

Interior

• Kitchen: Dishwasher; Freezer; Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Flooring: Carpet; Combination flooring; Hardwood
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air conditioning; Electric fireplace (1)
• Interior features: First-floor bedroom and full bath; Chef's kitchen; Crown molding; Elevator access; Entrance foyer; Formal dining area; Granite counters; High ceilings; Open floorplan; Walk-through kitchen; Oversized windows with screens; Covered patio/deck/terrace; Accessible approach with ramp; No basement
• Laundry & utility: Laundry room; Laundry in multiple locations

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (17.6% below list).
• Recommended offer: $288k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 0.2% vs local median 2.9% in Ossining — 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 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 5d 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).

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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $180k; list at $350k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.
• Climate carrying-cost: moderate wind risk, 26% 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 $288,241 (17.6% 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.82% ✗
• Cap rate: 0.20%
• Cash-on-cash: -21.76%
• DSCR: 0.03
• GRM: 10.1

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: -61.7%
• Equity multiple: -0.72×
• Total profit: $-168,824
• Equity at exit: $52,186

10-year hold

• IRR: —
• Equity multiple: -1.94×
• Total profit: $-288,458
• Equity at exit: $30,262

Cash invested: $98,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,882 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA est. from 1 same-building comp: −$1,635
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-1,777

Break-even live

Break-even rent $5,131

Max offer price $92,913

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Davids Ln Ossining, NY	1.0	1.5	1452	$3,700	$2.55	1d	1	0.36mi
269 Spring St Unit 2nd Floor Ossining, NY	1.0	1.0	900	$2,500	$2.78	10d	1	0.47mi
90 S Highland Ave Unit 6 Ossining, NY	2.0	1.5	1092	$3,500	$3.21	5d	1	0.89mi
87 S Highland Ave Apt B27* Ossining, NY	2.0	1.0	950	$2,650	$2.79	4d	1	0.90mi
85 S Highland Ave Ossining, NY	2.0	1.0	950	$2,300	$2.42	43d	1	0.94mi
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$2,750	$3.08	1d	8	1.05mi
5 Brandreth St Unit 2B Ossining, NY	2.0	2.0	1000	$3,000	$3.00	43d	1	1.31mi

HOA detail condo

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

Listing history 9 events

1. 2026-06-18
   days on market $350,000 Active 13 DOM
2. 2026-06-17
   days on market $350,000 Active 12 DOM
3. 2026-06-16
   days on market $350,000 Active 11 DOM
4. 2026-06-15
   days on market $350,000 Active 10 DOM
5. 2026-06-13
   days on market $350,000 Active 8 DOM
6. 2026-06-09
   days on market $350,000 Active 4 DOM
7. 2026-06-08
   days on market $350,000 Active 3 DOM
8. 2026-06-07
   remarks 693-char remark
9. 2026-06-07
   listed $350,000 Active 2 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 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 · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $34,589
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,767
• − Management: −$2,767
• − HOA: −$19,620
• − Depreciation: −$10,182
• Taxable loss: −$27,353
• Est. tax savings @ 24.0%: +$6,565
• After-tax cash flow: $-14,755/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

+85.0% since first listed

15 events — show timeline

• 2026-06-03 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-22 Price Changed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-19 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-15 Listed $269,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $180,000 HGMLS
• 2012-10-11 Sold (MLS) $180,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-11 Sold (MLS) $180,000 HGMLS
• 2012-09-10 Delisted — HGMLS
• 2012-09-05 Contingent — HGMLS
• 2012-09-05 Price Changed $189,222 HGMLS
• 2012-07-23 Price Changed $189,222 HGMLS
• 2012-06-01 Price Changed $199,222 HGMLS
• 2012-04-13 Listed $209,222 HGMLS
• 2012-04-13 Listed $189,222 OneKey® MLS as Distributed by MLS Grid