35 Forest Ave · Ossining, NY 10562

$695,000

5 bd · 2.0 ba · 2,258 sqft · SingleFamily public records · 27 Days on market

Built 1953 9,583 sqft lot $308/sqft · 9% below area Est $766k · 9% under

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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 +25.8/30.0
• ARV discount +11.7/15.0
• DSCR +8.6/10.0
• 1% rule +7.8/10.0
• 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

Imagine finally having the space your family has been craving room to grow, gather, and settle into your next chapter, with the opportunity to make it truly your own. This 5-bedroom, 2-bath home in the village of Ossining offers the ideal step up, blending generous living space with thoughtful updates, while still leaving room for your personal touch and style. The beautifully redesigned kitchen flows seamlessly into a dedicated dining room perfect for everything from busy weeknight dinners to hosting holidays and celebrations while the updated bathrooms add a fresh, modern feel. Step outside to the backyard that’s ready to grow with you ideal for playdates, summer barbecues, or simply unwinding after a full day. But the true magic extends beyond the property. Ossining is a lively community that knows how to celebrate life. Enjoy summer festivals that bring the town alive with music, food, and laughter, or head to the weekly riverfront for live concerts that light up the Hudson with unforgettable vibes. Cultural celebrations throughout the year honor the rich diversity of the community, offering something for everyone to enjoy. With Triangle and Veterans Parks just around the corner featuring: playgrounds, ballfields, and plenty of green space, you’ll always have a place to relax or play. Top it off with a stellar universal pre-K program, award-winning science research program, tree-lined streets, and warm, welcoming neighbors, and you’ve got more than a house...you’ve got a lifestyle. Don’t just imagine it, make it yours.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $695k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $695k).
• Recommended offer: $685k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• At $8,874/mo this rent would consume 92% of the median local household income ($116k/yr) (locally 1248% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 27 days — a 2% lower offer ($685k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $695k implies a 435% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $684,575 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.28% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 6.5

CMA / ARV

• ARV (median comp): $766,480
• List price: $695,000
• Delta: -9.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Forest Ave	0.00mi	5/2.0	2,258 (0%)	0mo	$725,000	$321	100
54 Lincoln Ave	0.22mi	4/3.0 (-1)	2,205 (-2%)	7mo	$750,000	$340	71
3 Sherman Pl	0.22mi	4/2.5 (-1)	2,300 (+2%)	13mo	$490,000	$213	69
1 Terrich Ct	0.17mi	4/2.5 (-1)	2,288 (+1%)	18mo	$750,000	$328	68
22 Pine Ave	0.12mi	4/2.0 (-1)	2,162 (-4%)	18mo	$650,000	$301	67
73 Pine Ave	0.20mi	4/2.5 (-1)	2,464 (+9%)	11mo	$660,000	$268	59
7 Birchbrook Rd	0.47mi	4/2.0 (-1)	2,049 (-9%)	6mo	$635,000	$310	52
36 Watson Ave	0.54mi	5/3.5	2,049 (-9%)	2mo	$800,000	$390	52
22 Ryder Rd	0.63mi	4/2.5 (-1)	2,164 (-4%)	16mo	$780,000	$360	43
56 Sunset Dr	0.64mi	4/2.5 (-1)	2,424 (+7%)	18mo	$850,000	$351	36
18 Jenkins Ct	0.56mi	4/3.0 (-1)	1,932 (-14%)	9mo	$695,250	$360	33
45 Gordon Ave	0.67mi	4/3.0 (-1)	1,976 (-12%)	15mo	$550,000	$278	26

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-4,753
• Equity at exit: $103,627

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $136,017
• Equity at exit: $60,091

Cash invested: $194,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $8,874 medium
• Mortgage (P&I): −$3,645
• Tax from tax record: −$1,390 /mo · $16,679/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,864
• Net cashflow: $1,686

Break-even live

Break-even rent $6,739

Max offer price $695,000

Occupancy floor 76%

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Iroquois Rd Ossining, NY	4.0	2.0	1703	$4,950	$2.91	24d	1	0.57mi
137 Cedar Ln Ossining, NY	4.0	2.5	2592	$23,000	$8.87	1d	1	1.01mi
116 Meadow Rd Briarcliff Manor, NY	4.0	2.5	2400	$6,300	$2.62	1d	1	1.09mi

Listing history 4 events

1. 2026-05-07
   status Pending 1580-char remark

   Show marketing remark (1580 chars)

   Imagine finally having the space your family has been craving room to grow, gather, and settle into your next chapter, with the opportunity to make it truly your own. This 5-bedroom, 2-bath home in the village of Ossining offers the ideal step up, blending generous living space with thoughtful updates, while still leaving room for your personal touch and style. The beautifully redesigned kitchen flows seamlessly into a dedicated dining room perfect for everything from busy weeknight dinners to hosting holidays and celebrations while the updated bathrooms add a fresh, modern feel. Step outside to the backyard that’s ready to grow with you ideal for playdates, summer barbecues, or simply unwinding after a full day. But the true magic extends beyond the property. Ossining is a lively community that knows how to celebrate life. Enjoy summer festivals that bring the town alive with music, food, and laughter, or head to the weekly riverfront for live concerts that light up the Hudson with unforgettable vibes. Cultural celebrations throughout the year honor the rich diversity of the community, offering something for everyone to enjoy. With Triangle and Veterans Parks just around the corner featuring: playgrounds, ballfields, and plenty of green space, you’ll always have a place to relax or play. Top it off with a stellar universal pre-K program, award-winning science research program, tree-lined streets, and warm, welcoming neighbors, and you’ve got more than a house...you’ve got a lifestyle. Don’t just imagine it, make it yours.

2. 2026-04-10
   listed $695,000 Active 1580-char remark

   Show marketing remark (1580 chars)

   Imagine finally having the space your family has been craving room to grow, gather, and settle into your next chapter, with the opportunity to make it truly your own. This 5-bedroom, 2-bath home in the village of Ossining offers the ideal step up, blending generous living space with thoughtful updates, while still leaving room for your personal touch and style. The beautifully redesigned kitchen flows seamlessly into a dedicated dining room perfect for everything from busy weeknight dinners to hosting holidays and celebrations while the updated bathrooms add a fresh, modern feel. Step outside to the backyard that’s ready to grow with you ideal for playdates, summer barbecues, or simply unwinding after a full day. But the true magic extends beyond the property. Ossining is a lively community that knows how to celebrate life. Enjoy summer festivals that bring the town alive with music, food, and laughter, or head to the weekly riverfront for live concerts that light up the Hudson with unforgettable vibes. Cultural celebrations throughout the year honor the rich diversity of the community, offering something for everyone to enjoy. With Triangle and Veterans Parks just around the corner featuring: playgrounds, ballfields, and plenty of green space, you’ll always have a place to relax or play. Top it off with a stellar universal pre-K program, award-winning science research program, tree-lined streets, and warm, welcoming neighbors, and you’ve got more than a house...you’ve got a lifestyle. Don’t just imagine it, make it yours.

3. 2026-04-07
   historical $695,000 1580-char remark

   Show marketing remark (1580 chars)

   Imagine finally having the space your family has been craving room to grow, gather, and settle into your next chapter, with the opportunity to make it truly your own. This 5-bedroom, 2-bath home in the village of Ossining offers the ideal step up, blending generous living space with thoughtful updates, while still leaving room for your personal touch and style. The beautifully redesigned kitchen flows seamlessly into a dedicated dining room perfect for everything from busy weeknight dinners to hosting holidays and celebrations while the updated bathrooms add a fresh, modern feel. Step outside to the backyard that’s ready to grow with you ideal for playdates, summer barbecues, or simply unwinding after a full day. But the true magic extends beyond the property. Ossining is a lively community that knows how to celebrate life. Enjoy summer festivals that bring the town alive with music, food, and laughter, or head to the weekly riverfront for live concerts that light up the Hudson with unforgettable vibes. Cultural celebrations throughout the year honor the rich diversity of the community, offering something for everyone to enjoy. With Triangle and Veterans Parks just around the corner featuring: playgrounds, ballfields, and plenty of green space, you’ll always have a place to relax or play. Top it off with a stellar universal pre-K program, award-winning science research program, tree-lined streets, and warm, welcoming neighbors, and you’ve got more than a house...you’ve got a lifestyle. Don’t just imagine it, make it yours.

4. 1984-10-11
   soldstatus $130,000

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $16,679 · $1,390/mo
• Projected year-2 tax: $16,679 · $1,390/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $106,490
• − Mortgage interest: −$38,931
• − Property taxes: −$16,679
• − Insurance: −$3,475
• − Repairs & maintenance: −$8,519
• − Management: −$8,519
• − Depreciation: −$20,218
• Taxable income: $10,149
• Est. tax owed @ 24.0%: −$2,436
• After-tax cash flow: $17,802/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

+434.6% since first listed

4 events — show timeline

• 2026-05-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listed $695,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $695,000 OneKey® MLS as Distributed by MLS Grid
• 1984-10-11 Sold (Public Records) $130,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $16,679 · +3.0% YoY. Source: county tax records.