165 S Highland Ave Unit C · Ossining, NY 10562

$120,000

1 bd · 1.0 ba · 750 sqft · Condo · 41 Days on market

Built 1961 Fair condition

---

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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This is an amazing opportunity for someone handy or a contractor, to get into homeownership if your a first time buyer! Or if you are selling your home and need to downsize. First time on the market in 40 years! Spacious one bedroom co-op near the Scarborough Metro North train station! Located across the street from Shoprite shopping plaza and close to all! No renting allowed, no dogs. This unit needs to be updated, however the natural wood floors are in good condition. Well kept building in financially sound complex. Comes with one Assigned parking space in front. Approval required by the co-op board, application fees, credit score minimum 675. No exceptions. Must see to appreciate!

Key facts

• Natural wood floors
• Well kept building
• Parking

Tags

• NATURAL WOOD FLOORS
• ASSIGNED PARKING SPACE
• WELL KEPT BUILDING
• FINANCIALLY SOUND COMPLEX
• CLOSE TO SHOPPING PLAZA

Property features AI

Finance

• HOA & community: Association: High Meadow; Community playground

Exterior

• Parking: Assigned parking (one space); No parking fee
• Utilities: Electric service by Con Edison; Public sewer; Electricity connected; Water connected; Public trash collection
• Home design: Stock cooperative; Two-story building; Entry on second floor
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Electric oven; Refrigerator
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Galley kitchen layout; No basement; Three total rooms; Second-floor unit; Cats allowed, no dogs
• Laundry & utility: Shared/common area laundry

🏢 Co-op / cooperative unit. The $120,000 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 1-bed/1.0-bath condo listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 3.0% 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: 136 active listings in the ZIP; 16 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.13% ✓
• Cap rate: 18.20%
• Cash-on-cash: 42.51%
• DSCR: 2.89
• GRM: 3.9

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: 36.6%
• Equity multiple: 2.55×
• Total profit: $52,217
• Equity at exit: $17,892

10-year hold

• IRR: 43.2%
• Equity multiple: 5.11×
• Total profit: $137,965
• Equity at exit: $10,375

Cash invested: $33,600 (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: 136
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,557 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $1,124

Break-even live

Break-even rent $1,134

Max offer price $120,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,207	-5% $1,165	+0% $1,124	+5% $1,082	+10% $1,041
Rent	-10% $922	-5% $1,023	+0% $1,124	+5% $1,225	+10% $1,326
Rate	-1.0pp $1,184	-0.5pp $1,154	base $1,124	+0.5pp $1,093	+1.0pp $1,061

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	12d	1	0.24mi
87 S Highland Ave Apt B27* Ossining, NY	2.0	1.0	950	$2,650	$2.79	7d	1	0.47mi
90 S Highland Ave Unit 6 Ossining, NY	2.0	1.5	1092	$3,500	$3.21	7d	1	0.47mi
85 S Highland Ave Ossining, NY	2.0	1.0	950	$2,300	$2.42	46d	1	0.48mi
81 S Highland Ave Apt B3 Ossining, NY	1.0	1.0	700	$2,250	$3.21	27d	1	0.48mi
188 Spring St Unit 4 Ossining, NY	2.0	1.0	797	$2,850	$3.58	4d	1	0.53mi
11 Maurice Ave Unit 3 Ossining, NY	2.0	1.0	800	$3,000	$3.75	12d	1	0.58mi
20 Broad Ave Apt 2D Ossining, NY	1.0	1.0	600	$2,190	$3.65	27d	1	0.64mi
20 Broad Ave Ossining, NY	1.0	1.0	600	$2,190	$3.65	46d	1	0.64mi
40 S Highland Ave Unit 14 Ossining, NY	1.0	1.0	800	$2,200	$2.75	1d	1	0.78mi
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$2,750	$3.08	0d	9	0.88mi
5 Brandreth St Unit 2B Ossining, NY	2.0	2.0	1000	$3,000	$3.00	46d	1	0.97mi
87 Snowden Ave Ossining, NY	2.0	1.0	528	$1,900	$3.60	12d	1	1.16mi
103 Croton Ave Unit 4 Ossining, NY	1.0	1.0	700	$2,150	$3.07	20d	1	1.27mi
29 Dale Ave Ossining, NY	2.0	1.0	800	$2,800	$3.50	21d	1	1.37mi
2 John St #2 Ossining, NY	2.0	1.0	850	$2,750	$3.24	46d	1	1.44mi

HOA detail condo

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

Listing history 2 events

1. 2026-04-13
   status Pending
2. 2026-03-03
   listed $120,000 Active

ⓘ 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: $30,678
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$1,398
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$3,491
• Taxable income: $12,360
• Est. tax owed @ 24.0%: −$2,966
• After-tax cash flow: $10,521/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations, including replacing outdated appliances and fixtures, and painting interior walls. The natural wood flooring is in good condition, but the kitchen and bathroom need significant repairs. The property is located near a train station and shopping plaza, making it a good investment opportunity.

Repairs flagged

• Major Kitchen flooring — The flooring is visibly damaged and needs replacement.
• Major Bathroom flooring — The flooring is visibly damaged and needs replacement.
• Major Kitchen appliances — The appliances are outdated and need to be replaced.
• Major Bathroom fixtures — The fixtures are outdated and need to be replaced.

Value-add opportunities

• Both Replace kitchen appliances — Upgrading the kitchen appliances will improve the overall functionality and aesthetic of the kitchen, making it more appealing to potential buyers or renters.
• Both Replace bathroom fixtures — Updating the bathroom fixtures will improve the overall functionality and aesthetic of the bathroom, making it more appealing to potential buyers or renters.
• Both Paint interior walls — Painting the interior walls will refresh the look of the home and make it more appealing to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · The flooring is visibly damaged and needs replacement.	Major	$15,000–50,000
Bathroom flooring · The flooring is visibly damaged and needs replacement.	Major	$15,000–50,000
Kitchen appliances · The appliances are outdated and need to be replaced.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and need to be replaced.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Replace kitchen appliances — Upgrading the kitchen appliances will improve the overall functionality and aesthetic of the kitchen, making it more appealing to potential buyers or renters. ↑
• Both Replace bathroom fixtures — Updating the bathroom fixtures will improve the overall functionality and aesthetic of the bathroom, making it more appealing to potential buyers or renters. ↑
• Both Paint interior walls — Painting the interior walls will refresh the look of the home and make it more appealing to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-04-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-03 Listed $120,000 OneKey® MLS as Distributed by MLS Grid