155 Charter Cir #155 · Ossining, NY 10562

$285,000

3 bd · 1.5 ba · 1,250 sqft · Condo · 31 Days on market

Built 1962

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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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Listing remarks MLS

Large 3 bedroom, hall bath & powder room. Townhouse Style Co-op with private entrance. Updated kitchen & bathrooms. Hardwood floors throughout. Sliding glass door to grassy area for barbaques & picnics. Parking space is right in front of entrance. Great family oriented complex. Must see to appreciate.

Key facts

• Parking
• Built 1962
• Listed 31 days

Property features AI

Finance

• Other: Located in Westchester County
• HOA & community: Association managed by Stillman Management

Exterior

• Parking: One assigned parking space
• Utilities: Public sewer; Electricity connected; Sewer connected
• Home design: Townhouse; Stock cooperative
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedrooms located across two levels
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Entrance foyer; Walk-in closet(s); No basement; Five total rooms; Two stories; entry level is 1; Cats allowed
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 135 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $9k 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

• It's been on market 31 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $240k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $276,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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: 1.14% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.3

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-8,470
• Equity at exit: $42,494

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $41,321
• Equity at exit: $24,642

Cash invested: $79,800 (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: 135
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,242 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $591

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 77%

Sensitivity live

Price	-10% $788	-5% $690	+0% $591	+5% $493	+10% $394
Rent	-10% $335	-5% $463	+0% $591	+5% $719	+10% $847
Rate	-1.0pp $735	-0.5pp $664	base $591	+0.5pp $517	+1.0pp $442

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: $71,250
• Closing costs: $8,550
• 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	45d	1	0.47mi
87 S Highland Ave Apt B27* Ossining, NY	2.0	1.0	950	$2,650	$2.79	6d	1	0.47mi
90 S Highland Ave Unit 6 Ossining, NY	2.0	1.5	1092	$3,500	$3.21	6d	1	0.48mi
76 State St Unit 10 Ossining, NY	3.0	1.0	1100	$2,750	$2.50	45d	1	0.57mi
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$5,795	$6.48	0d	9	0.91mi
5 Brandreth St Unit 2A Ossining, NY	3.0	2.0	1150	$3,900	$3.39	5d	1	0.98mi
5 Brandreth St Unit 2B Ossining, NY	2.0	2.0	1000	$3,000	$3.00	45d	1	0.98mi

HOA detail condo

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

Listing history 8 events

1. 2026-04-13
   status Pending
2. 2026-03-14
   listed $285,000 Active
3. 2026-03-11
   historical $285,000
4. 2014-03-15
   price $240,000 320-char remark

   Show marketing remark (320 chars)

   Large 3 bedroom, hall bath & powder room. Townhouse Style Co-op with private entrance. Updated kitchen & bathrooms. Hardwood floors throughout. Sliding glass door to grassy area for barbaques & picnics. Parking space is right in front of entrance. Great family oriented complex. Must see to appreciate.

5. 2008-10-09
   soldstatus $240,000 320-char remark

   Show marketing remark (320 chars)

   Large 3 bedroom, hall bath & powder room. Townhouse Style Co-op with private entrance. Updated kitchen & bathrooms. Hardwood floors throughout. Sliding glass door to grassy area for barbaques & picnics. Parking space is right in front of entrance. Great family oriented complex. Must see to appreciate.

6. 2008-10-09
   historical 320-char remark

   Show marketing remark (320 chars)

   Large 3 bedroom, hall bath & powder room. Townhouse Style Co-op with private entrance. Updated kitchen & bathrooms. Hardwood floors throughout. Sliding glass door to grassy area for barbaques & picnics. Parking space is right in front of entrance. Great family oriented complex. Must see to appreciate.

7. 2008-07-14
   price $249,900 320-char remark

   Show marketing remark (320 chars)

   Large 3 bedroom, hall bath & powder room. Townhouse Style Co-op with private entrance. Updated kitchen & bathrooms. Hardwood floors throughout. Sliding glass door to grassy area for barbaques & picnics. Parking space is right in front of entrance. Great family oriented complex. Must see to appreciate.

8. 2008-05-10
   listed $249,900 320-char remark

   Show marketing remark (320 chars)

   Large 3 bedroom, hall bath & powder room. Townhouse Style Co-op with private entrance. Updated kitchen & bathrooms. Hardwood floors throughout. Sliding glass door to grassy area for barbaques & picnics. Parking space is right in front of entrance. Great family oriented complex. Must see to appreciate.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,900
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,112
• − Management: −$3,112
• − Depreciation: −$8,291
• Taxable income: $2,721
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $6,443/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

+14.0% since first listed

8 events — show timeline

• 2026-04-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Listed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Coming Soon $285,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $240,000 HGMLS
• 2008-10-09 Delisted — HGMLS
• 2008-10-09 Sold (MLS) $240,000 HGMLS
• 2008-07-14 Price Changed $249,900 HGMLS
• 2008-05-10 Listed $249,900 HGMLS