9 Geneva Rd #9 · Ossining, NY 10562

$245,000

2 bd · 1.0 ba · 900 sqft · Condo · 4 Days on market

Built 1961

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +6.1/10.0
• 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

Discover the charm of this inviting 2-bedroom co-op in the highly desirable High Meadow complex. The first floor features a bright and airy living room, a dining room, and a well-equipped kitchen, creating a welcoming space for everyday living. Upstairs, you'll find two spacious bedrooms and a convenient hall bath. The home is designed for comfort with wall-to-wall carpeting throughout and offers ample closet space to keep everything organized. Enjoy the convenience of assigned parking and plenty of guest parking. The monthly maintenance covers heat, water, and taxes. The community amenities include two playgrounds, on-site laundry, and additional storage options. Ideally situated within walking distance to shops and transportation, including Metro North, this property provides hassle-free and comfortable living in a well-maintained neighborhood.

Key facts

• Quartz countertops
• Barn doors
• Laundry area

Tags

• RENOVATED KITCHEN
• NEW CABINETRY
• QUARTZ COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• BARN DOORS
• LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Cap rate 8.5% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $195k; 26% 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 $245,000

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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 7.5

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-14,655
• Equity at exit: $36,530

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $19,716
• Equity at exit: $21,183

Cash invested: $68,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,723 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $392

Break-even live

Break-even rent $2,227

Max offer price $245,000

Occupancy floor 81%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
269 Spring St Unit 2nd Floor Ossining, NY	1.0	1.0	900	$2,500	$2.78	10d	1	0.24mi
87 S Highland Ave Apt B27* Ossining, NY	2.0	1.0	950	$2,650	$2.79	5d	1	0.47mi
90 S Highland Ave Unit 6 Ossining, NY	2.0	1.5	1092	$3,500	$3.21	5d	1	0.47mi
85 S Highland Ave Ossining, NY	2.0	1.0	950	$2,300	$2.42	44d	1	0.48mi
81 S Highland Ave Apt B3 Ossining, NY	1.0	1.0	700	$2,250	$3.21	25d	1	0.48mi
188 Spring St Unit 4 Ossining, NY	2.0	1.0	797	$2,850	$3.58	2d	1	0.53mi
76 State St Unit 10 Ossining, NY	3.0	1.0	1100	$2,750	$2.50	44d	1	0.54mi
11 Maurice Ave Unit 3 Ossining, NY	2.0	1.0	800	$3,000	$3.75	10d	1	0.58mi
20 Broad Ave Apt 2D Ossining, NY	1.0	1.0	600	$2,190	$3.65	25d	1	0.64mi
20 Broad Ave Ossining, NY	1.0	1.0	600	$2,190	$3.65	44d	1	0.64mi
40 S Highland Ave Unit 14 Ossining, NY	1.0	1.0	800	$2,300	$2.88	19d	1	0.78mi
13 Hunter St Unit 2 Ossining, NY	3.0	1.0	775	$3,450	$4.45	44d	1	0.81mi
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$5,795	$6.48	1d	8	0.88mi
5 Brandreth St Unit 2B Ossining, NY	2.0	2.0	1000	$3,000	$3.00	44d	1	0.97mi
87 Snowden Ave Ossining, NY	2.0	1.0	528	$1,900	$3.60	10d	1	1.16mi
103 Croton Ave Unit 4 Ossining, NY	1.0	1.0	700	$2,150	$3.07	18d	1	1.27mi
29 Dale Ave Ossining, NY	2.0	1.0	800	$2,800	$3.50	19d	1	1.37mi
2 John St #2 Ossining, NY	2.0	1.0	850	$2,750	$3.24	44d	1	1.44mi

HOA detail condo

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

Listing history 5 events

1. 2026-03-24
   status Pending
2. 2026-03-09
   listed $245,000 Active
3. 2024-12-19
   soldstatus $195,000 Closed 858-char remark

   Show marketing remark (858 chars)

   Discover the charm of this inviting 2-bedroom co-op in the highly desirable High Meadow complex. The first floor features a bright and airy living room, a dining room, and a well-equipped kitchen, creating a welcoming space for everyday living. Upstairs, you'll find two spacious bedrooms and a convenient hall bath. The home is designed for comfort with wall-to-wall carpeting throughout and offers ample closet space to keep everything organized. Enjoy the convenience of assigned parking and plenty of guest parking. The monthly maintenance covers heat, water, and taxes. The community amenities include two playgrounds, on-site laundry, and additional storage options. Ideally situated within walking distance to shops and transportation, including Metro North, this property provides hassle-free and comfortable living in a well-maintained neighborhood.

4. 2024-09-12
   status Pending 858-char remark

   Show marketing remark (858 chars)

   Discover the charm of this inviting 2-bedroom co-op in the highly desirable High Meadow complex. The first floor features a bright and airy living room, a dining room, and a well-equipped kitchen, creating a welcoming space for everyday living. Upstairs, you'll find two spacious bedrooms and a convenient hall bath. The home is designed for comfort with wall-to-wall carpeting throughout and offers ample closet space to keep everything organized. Enjoy the convenience of assigned parking and plenty of guest parking. The monthly maintenance covers heat, water, and taxes. The community amenities include two playgrounds, on-site laundry, and additional storage options. Ideally situated within walking distance to shops and transportation, including Metro North, this property provides hassle-free and comfortable living in a well-maintained neighborhood.

5. 2024-08-21
   listed $195,000 Active 858-char remark

   Show marketing remark (858 chars)

   Discover the charm of this inviting 2-bedroom co-op in the highly desirable High Meadow complex. The first floor features a bright and airy living room, a dining room, and a well-equipped kitchen, creating a welcoming space for everyday living. Upstairs, you'll find two spacious bedrooms and a convenient hall bath. The home is designed for comfort with wall-to-wall carpeting throughout and offers ample closet space to keep everything organized. Enjoy the convenience of assigned parking and plenty of guest parking. The monthly maintenance covers heat, water, and taxes. The community amenities include two playgrounds, on-site laundry, and additional storage options. Ideally situated within walking distance to shops and transportation, including Metro North, this property provides hassle-free and comfortable living in a well-maintained neighborhood.

ⓘ 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: $32,682
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$2,022
• − Repairs & maintenance: −$2,615
• − Management: −$2,615
• − Depreciation: −$7,127
• Taxable income: $904
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $4,486/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

+25.6% since first listed

5 events — show timeline

• 2026-03-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-19 Sold (MLS) $195,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-08-21 Listed $195,000 OneKey® MLS as Distributed by MLS Grid