128 Croton Ave · Ossining, NY 10562

$200,000

3 bd · 1.5 ba · 1,622 sqft · SingleFamily public records · 1 Days on market

Built 1872 2,269 sqft lot ↓ 31% since listing

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

Listing remarks MLS

Everything new! Move right into this centrally located mixed use home and call it your own. Are you a business owner or looking to make supplemental income as a landlord? Live in this turn key ready home while renting the lower level as an office or in-law space. Recent upgrades include new siding, new plumbing and electric, new kitchen and bathrooms. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• 2,269 sq ft lot
• Parking
• Built 1872

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Electricity connected
• Home design: Single family residence
• Construction: Vinyl siding
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: First-floor bedroom; Finished full basement; Partial attic; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Cap rate 15.4% 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: Park School (543 students, 46% 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; 8 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).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $250k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000

Questions for the listing agent

1. Built in 1872 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.65%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $639,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Eldridge Ave	0.20mi	3/1.5	1,610 (-1%)	4mo	$625,000	$388	86
4 Spaulding Pl	0.27mi	3/1.5	1,636 (+1%)	0mo	$700,500	$428	86
5 Sabrina Ln	0.36mi	3/2.0	1,646 (+2%)	5mo	$645,000	$392	75
59 Watson Ave	0.30mi	3/2.0	1,730 (+7%)	1mo	$649,222	$375	72
11 Sutton Pl	0.20mi	3/1.5	1,444 (-11%)	5mo	$715,000	$495	68
16 Forest Ave	0.33mi	4/2.0 (+1)	1,488 (-8%)	7mo	$577,700	$388	58
61 Snowden Ave	0.67mi	3/1.0	1,516 (-6%)	5mo	$515,000	$340	52
19 First Ave	0.65mi	3/1.0	1,512 (-7%)	7mo	$596,370	$394	50
73 Van Cortlandt Ave	0.61mi	3/2.0	1,482 (-9%)	7mo	$610,000	$412	49
10 Pine Brook Rd	0.56mi	3/3.0	1,824 (+12%)	1mo	$810,000	$444	46
48 Pershing Ave	0.65mi	4/2.0 (+1)	1,463 (-10%)	2mo	$675,000	$461	45
50 Snowden Ave	0.67mi	2/2.5 (-1)	1,444 (-11%)	7mo	$530,000	$367	36

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: 27.8%
• Equity multiple: 2.16×
• Total profit: $64,700
• Equity at exit: $29,821

10-year hold

• IRR: 35.3%
• Equity multiple: 4.24×
• Total profit: $181,536
• Equity at exit: $17,292

Cash invested: $56,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $3,678 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $1,524

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 54%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Ferris Pl Ossining, NY	3.0	1.0	1080	$3,000	$2.78	18d	1	0.19mi
5 Brandreth St Unit 2A Ossining, NY	3.0	2.0	1150	$3,900	$3.39	4d	1	0.66mi
51 Iroquois Rd Ossining, NY	4.0	2.0	1703	$4,950	$2.91	24d	1	0.67mi
42 Cedar Ln Ossining, NY	1.0–2.0	1.0–1.5	975	$2,995	$3.07	1d	1	0.70mi
217 N Highland Ave Ossining, NY	1.0–3.0	1.0–2.0	1075	$4,687	$4.36	1d	4	0.90mi
90 S Highland Ave Unit 6 Ossining, NY	2.0	1.5	1092	$3,500	$3.21	5d	1	0.92mi
76 State St Unit 10 Ossining, NY	3.0	1.0	1100	$2,750	$2.50	43d	1	1.08mi
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$5,795	$6.48	1d	8	1.09mi

Listing history 2 events

1. 2026-06-17
   remarks 34-char remark
2. 2026-06-17
   listed $200,000 Coming Soon 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 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: $44,141
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,531
• − Management: −$3,531
• − Depreciation: −$5,818
• Taxable income: $16,057
• Est. tax owed @ 24.0%: −$3,854
• After-tax cash flow: $14,432/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

-31.0% since first listed

38 events — show timeline

• 2026-06-17 Coming Soon $200,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-08-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-05-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-02-23 Price Changed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-29 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-11 Sold (Public Records) $377,000 Public Records
• 2020-12-31 Sold (MLS) $377,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-02 Price Changed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-10 Listed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2019-12-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-07-26 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-29 Sold (MLS) $110,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-12-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-11-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-10-24 Price Changed $149,900 OneKey® MLS as Distributed by MLS Grid
• 2018-09-10 Price Changed $164,900 OneKey® MLS as Distributed by MLS Grid
• 2018-07-20 Listed $174,900 OneKey® MLS as Distributed by MLS Grid
• 2018-06-25 Sold (Public Records) $434,452 Public Records
• 2013-01-15 Delisted — HGMLS
• 2013-01-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-12-10 Price Changed — HGMLS
• 2012-11-09 Price Changed — HGMLS
• 2012-11-07 Price Changed — HGMLS
• 2012-10-05 Price Changed — HGMLS
• 2012-09-07 Price Changed — HGMLS
• 2012-08-06 Price Changed — HGMLS
• 2012-07-11 Listed — HGMLS
• 2012-07-11 Listed $84,900 OneKey® MLS as Distributed by MLS Grid
• 2006-07-25 Sold (Public Records) $298,700 Public Records
• 2006-05-03 Sold (MLS) $290,000 HGMLS
• 2006-02-23 Delisted — HGMLS
• 2006-02-23 Price Changed $309,999 HGMLS
• 2005-08-29 Listed $290,000 HGMLS

Property tax history

+12.0%/yr

Latest (2025): $15,685 · +2.2% YoY. Source: county tax records.