123-6 S Highland Ave Unit B6 · Ossining, NY 10562

$235,000

2 bd · 1.0 ba · 950 sqft · Condo · 33 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright, sun-drenched, and move-in ready! This top-floor co-op unit offers peaceful living with a host of recent upgrades. The spacious layout features new living room carpeting (2021) and stylish new vinyl wood flooring leading to the bedroom and bath areas (2021). The kitchen is equipped with a new refrigerator and microwave (both 2022). Enjoy the elevated views and natural light that only a top-floor unit can provide in this pet-friendly community. Ideally located for outdoor enthusiasts, you are just steps away from the historic Old Croton Aqueduct trail for hiking and walking. Exceptional amenities include an in-ground pool (with no extra fee!) and an on-site laundry facility. Conveniently situated near local schools, shopping, and transportation. Park Early Childhood Center: Pre-Kindergarten & Kindergarten Brookside School: Grades 1-2 Claremont School: Grades 3-4 Roosevelt School: Grade 5

Key facts

• Community pool
• Built 1962
• Listed 33 days

🏢 Co-op / cooperative unit. The $235,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: schools D+, 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.
• Market conditions: 134 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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

• It's been on market 33 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $147k; list at $235k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $184,213
• List price: $235,000
• Delta: 27.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-3,398
• Equity at exit: $35,039

10-year hold

• IRR: 8.3%
• Equity multiple: 1.64×
• Total profit: $41,814
• Equity at exit: $20,319

Cash invested: $65,800 (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: 134
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,744 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $544

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 75%

Sensitivity live

Price	-10% $706	-5% $625	+0% $544	+5% $463	+10% $381
Rent	-10% $327	-5% $435	+0% $544	+5% $652	+10% $761
Rate	-1.0pp $662	-0.5pp $604	base $544	+0.5pp $483	+1.0pp $421

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	11d	1	0.24mi
87 S Highland Ave Apt B27* Ossining, NY	2.0	1.0	950	$2,650	$2.79	5d	1	0.26mi
90 S Highland Ave Unit 6 Ossining, NY	2.0	1.5	1092	$3,500	$3.21	6d	1	0.27mi
81 S Highland Ave Apt B3 Ossining, NY	1.0	1.0	700	$2,250	$3.21	25d	1	0.28mi
85 S Highland Ave Ossining, NY	2.0	1.0	950	$2,300	$2.42	44d	1	0.28mi
188 Spring St Unit 4 Ossining, NY	2.0	1.0	797	$2,850	$3.58	3d	1	0.35mi
11 Maurice Ave Unit 3 Ossining, NY	2.0	1.0	800	$3,000	$3.75	11d	1	0.38mi
76 State St Unit 10 Ossining, NY	3.0	1.0	1100	$2,750	$2.50	44d	1	0.38mi
20 Broad Ave Apt 2D Ossining, NY	1.0	1.0	600	$2,190	$3.65	25d	1	0.45mi
20 Broad Ave Ossining, NY	1.0	1.0	600	$2,190	$3.65	44d	1	0.45mi
40 S Highland Ave Unit 14 Ossining, NY	1.0	1.0	800	$2,300	$2.88	19d	1	0.58mi
13 Hunter St Unit 2 Ossining, NY	3.0	1.0	775	$3,450	$4.45	44d	1	0.63mi
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$5,795	$6.48	2d	8	0.73mi
5 Brandreth St Unit 2B Ossining, NY	2.0	2.0	1000	$3,000	$3.00	44d	1	0.77mi
87 Snowden Ave Ossining, NY	2.0	1.0	528	$1,900	$3.60	11d	1	0.97mi
103 Croton Ave Unit 4 Ossining, NY	1.0	1.0	700	$2,150	$3.07	18d	1	1.07mi
29 Dale Ave Ossining, NY	2.0	1.0	800	$2,800	$3.50	19d	1	1.17mi
2 John St #2 Ossining, NY	2.0	1.0	850	$2,750	$3.24	44d	1	1.23mi
24 Claremont Gdns Ossining, NY	1.0–3.0	1.0–1.5	625	$2,700	$4.32	2d	3	1.30mi
48 Ferris Pl Ossining, NY	3.0	1.0	1080	$3,000	$2.78	19d	1	1.36mi

HOA detail condo

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

Listing history 10 events

1. 2026-05-06
   status Pending 912-char remark

   Show marketing remark (912 chars)

   Bright, sun-drenched, and move-in ready! This top-floor co-op unit offers peaceful living with a host of recent upgrades. The spacious layout features new living room carpeting (2021) and stylish new vinyl wood flooring leading to the bedroom and bath areas (2021). The kitchen is equipped with a new refrigerator and microwave (both 2022). Enjoy the elevated views and natural light that only a top-floor unit can provide in this pet-friendly community. Ideally located for outdoor enthusiasts, you are just steps away from the historic Old Croton Aqueduct trail for hiking and walking. Exceptional amenities include an in-ground pool (with no extra fee!) and an on-site laundry facility. Conveniently situated near local schools, shopping, and transportation. Park Early Childhood Center: Pre-Kindergarten & Kindergarten Brookside School: Grades 1-2 Claremont School: Grades 3-4 Roosevelt School: Grade 5

2. 2026-03-30
   listed $235,000 Active 912-char remark

   Show marketing remark (912 chars)

   Bright, sun-drenched, and move-in ready! This top-floor co-op unit offers peaceful living with a host of recent upgrades. The spacious layout features new living room carpeting (2021) and stylish new vinyl wood flooring leading to the bedroom and bath areas (2021). The kitchen is equipped with a new refrigerator and microwave (both 2022). Enjoy the elevated views and natural light that only a top-floor unit can provide in this pet-friendly community. Ideally located for outdoor enthusiasts, you are just steps away from the historic Old Croton Aqueduct trail for hiking and walking. Exceptional amenities include an in-ground pool (with no extra fee!) and an on-site laundry facility. Conveniently situated near local schools, shopping, and transportation. Park Early Childhood Center: Pre-Kindergarten & Kindergarten Brookside School: Grades 1-2 Claremont School: Grades 3-4 Roosevelt School: Grade 5

3. 2014-03-15
   price $147,000 299-char remark

   Show marketing remark (299 chars)

   Best value in the building. MOTIVATED SELLERS. This is the lowest priced Garden Style 2 bedroom Unit in Highland Terrace. Newer kitchen with updated appliances, cabinets and floor. Beautifully decorated. W/ W carpet as required. Maint includes heat, hot water and taxes. Maint does not reflect star.

4. 2009-09-09
   soldstatus $147,000 Sold 299-char remark

   Show marketing remark (299 chars)

   Best value in the building. MOTIVATED SELLERS. This is the lowest priced Garden Style 2 bedroom Unit in Highland Terrace. Newer kitchen with updated appliances, cabinets and floor. Beautifully decorated. W/ W carpet as required. Maint includes heat, hot water and taxes. Maint does not reflect star.

5. 2009-05-24
   historical 299-char remark

   Show marketing remark (299 chars)

   Best value in the building. MOTIVATED SELLERS. This is the lowest priced Garden Style 2 bedroom Unit in Highland Terrace. Newer kitchen with updated appliances, cabinets and floor. Beautifully decorated. W/ W carpet as required. Maint includes heat, hot water and taxes. Maint does not reflect star.

6. 2009-05-23
   price $149,000 299-char remark

   Show marketing remark (299 chars)

   Best value in the building. MOTIVATED SELLERS. This is the lowest priced Garden Style 2 bedroom Unit in Highland Terrace. Newer kitchen with updated appliances, cabinets and floor. Beautifully decorated. W/ W carpet as required. Maint includes heat, hot water and taxes. Maint does not reflect star.

7. 2009-04-24
   price $149,000 299-char remark

   Show marketing remark (299 chars)

   Best value in the building. MOTIVATED SELLERS. This is the lowest priced Garden Style 2 bedroom Unit in Highland Terrace. Newer kitchen with updated appliances, cabinets and floor. Beautifully decorated. W/ W carpet as required. Maint includes heat, hot water and taxes. Maint does not reflect star.

8. 2008-11-13
   listed $155,000 299-char remark

   Show marketing remark (299 chars)

   Best value in the building. MOTIVATED SELLERS. This is the lowest priced Garden Style 2 bedroom Unit in Highland Terrace. Newer kitchen with updated appliances, cabinets and floor. Beautifully decorated. W/ W carpet as required. Maint includes heat, hot water and taxes. Maint does not reflect star.

9. 2007-09-01
   historical
10. 2007-03-01
    listed

ⓘ 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 2/10 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,930
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − Depreciation: −$6,836
• Taxable income: $2,962
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $5,816/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

+51.6% since first listed

10 events — show timeline

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $147,000 HGMLS
• 2009-09-09 Sold (MLS) $147,000 HGMLS
• 2009-05-24 Contingent — HGMLS
• 2009-05-23 Price Changed $149,000 HGMLS
• 2009-04-24 Price Changed $149,000 HGMLS
• 2008-11-13 Listed $155,000 HGMLS
• 2007-09-01 Delisted — HGMLS
• 2007-03-01 Listed — HGMLS