37 Secor Rd · Ossining, NY 10562

$85,000

2 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 63 Days on market

Built 1900 871 sqft lot $62/sqft · 85% below area

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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 +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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 37 Secor Road. Being sold strictly as-is and as a buy one get one with 39 Secor Road; You cannot pass on this deal! Get this cozy 2-bedroom, 1-bathroom single family home replete with a garage, unfinished basement and unobstructed windows to the Hudson River. This home is priced to be sold as a package with the adjoining Two family home at 39 Secor Road (MLS # 973596 offered @ $675K). These two homes are on one deed with two separate tax lots, but they are adjoined with ONE furnace and one oil tank. The single-family home is being sold for CASH ONLY while a buyer can obtain financing for the two bedroom over one-bedroom multi-family home. This is an amazing opportunity for a first time or seasoned investor. Both units are being sold strictly AS-IS but boast two new roofs. The unfinished basement extends the length of both homes. Street parking for the multi-family home, but there is a municipal lot located behind the homes. 37/39 is a short distance to the Ossining training station and down-town Ossining alike. Both homes have access to basement that can be closed off by installing a door. Unfinished basements have windows and exterior access if a buyer would like.

Key facts

• Unfinished basement
• Two new roofs
• Garage

Tags

• TWO NEW ROOFS
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.0% 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).
• This rent runs 33% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 3.69% ✓
• Cap rate: 33.01%
• Cash-on-cash: 95.42%
• DSCR: 5.25
• GRM: 2.3

CMA / ARV

• ARV (median comp): $553,762
• List price: $85,000
• Delta: -84.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Broadway	0.26mi	3/1.0 (+1)	1,332 (-4%)	15mo	$585,000	$439	64
50 Snowden Ave	0.42mi	2/2.5	1,444 (+5%)	7mo	$530,000	$367	61
61 Snowden Ave	0.46mi	3/1.0 (+1)	1,516 (+10%)	5mo	$515,000	$340	53
7 Tompkins Ave	0.64mi	2/1.5	1,376 (-0%)	18mo	$488,800	$355	52
4 Prospect Pl	0.49mi	3/1.5 (+1)	1,368 (-1%)	20mo	$495,000	$362	52
17 Lafayette Ave	0.54mi	2/1.0	1,288 (-7%)	20mo	$462,000	$359	47
19 Madison Ave	0.50mi	2/2.0	1,504 (+9%)	24mo	$550,000	$366	38
47 Linden Ave	0.74mi	3/2.0 (+1)	1,540 (+12%)	16mo	$611,800	$397	23

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: 96.3%
• Equity multiple: 5.49×
• Total profit: $106,809
• Equity at exit: $12,674

10-year hold

• IRR: 99.0%
• Equity multiple: 11.44×
• Total profit: $248,409
• Equity at exit: $7,349

Cash invested: $23,800 (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: 2.3×

Monthly cashflow live

• Estimated rent: $3,139 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $1,893

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 35%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$5,795	$6.48	1d	8	0.19mi
5 Brandreth St Unit 2B Ossining, NY	2.0	2.0	1000	$3,000	$3.00	44d	1	0.26mi
5 Brandreth St Unit 2A Ossining, NY	3.0	2.0	1150	$3,900	$3.39	4d	1	0.26mi
76 State St Unit 10 Ossining, NY	3.0	1.0	1100	$2,750	$2.50	44d	1	0.31mi
90 S Highland Ave Unit 6 Ossining, NY	2.0	1.5	1092	$3,500	$3.21	5d	1	0.44mi
87 S Highland Ave Apt B27* Ossining, NY	2.0	1.0	950	$2,650	$2.79	4d	1	0.47mi
85 S Highland Ave Ossining, NY	2.0	1.0	950	$2,300	$2.42	44d	1	0.55mi
269 Spring St Unit 2nd Floor Ossining, NY	1.0	1.0	900	$2,500	$2.78	10d	1	0.67mi
8 Davids Ln Ossining, NY	1.0	1.5	1452	$3,700	$2.55	1d	1	0.86mi
217 N Highland Ave Ossining, NY	1.0–3.0	1.0–2.0	1075	$4,057	$3.77	1d	4	1.05mi
48 Ferris Pl Ossining, NY	3.0	1.0	1080	$3,000	$2.78	18d	1	1.07mi
42 Cedar Ln Ossining, NY	1.0–2.0	1.0–1.5	975	$2,995	$3.07	1d	1	1.15mi

Listing history 14 events

1. 2026-06-18
   days on market $85,000 Active 63 DOM
2. 2026-06-17
   days on market $85,000 Active 62 DOM
3. 2026-06-16
   days on market $85,000 Active 61 DOM
4. 2026-06-15
   days on market $85,000 Active 60 DOM
5. 2026-06-13
   days on market $85,000 Active 58 DOM
6. 2026-06-09
   days on market $85,000 Active 54 DOM
7. 2026-06-08
   days on market $85,000 Active 53 DOM
8. 2026-06-07
   days on market $85,000 Active 52 DOM
9. 2026-06-04
   days on market $85,000 Active 49 DOM
10. 2026-06-03
    days on market $85,000 Active 48 DOM
11. 2026-06-02
    days on market $85,000 Active 47 DOM
12. 2026-06-01
    days on market $85,000 Active 46 DOM
13. 2026-05-31
    days on market $85,000 Active 45 DOM
14. 2026-03-18
    listed $85,000 Active 1196-char remark

    Show marketing remark (1196 chars)

    Welcome to 37 Secor Road. Being sold strictly as-is and as a buy one get one with 39 Secor Road; You cannot pass on this deal! Get this cozy 2-bedroom, 1-bathroom single family home replete with a garage, unfinished basement and unobstructed windows to the Hudson River. This home is priced to be sold as a package with the adjoining Two family home at 39 Secor Road (MLS # 973596 offered @ $675K). These two homes are on one deed with two separate tax lots, but they are adjoined with ONE furnace and one oil tank. The single-family home is being sold for CASH ONLY while a buyer can obtain financing for the two bedroom over one-bedroom multi-family home. This is an amazing opportunity for a first time or seasoned investor. Both units are being sold strictly AS-IS but boast two new roofs. The unfinished basement extends the length of both homes. Street parking for the multi-family home, but there is a municipal lot located behind the homes. 37/39 is a short distance to the Ossining training station and down-town Ossining alike. Both homes have access to basement that can be closed off by installing a door. Unfinished basements have windows and exterior access if a buyer would like.

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $37,670
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$3,014
• − Management: −$3,014
• − Depreciation: −$2,473
• Taxable income: $22,709
• Est. tax owed @ 24.0%: −$5,450
• After-tax cash flow: $17,260/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

1 event — show timeline

• 2026-03-18 Listed $85,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $8,232 · +3.1% YoY. Source: county tax records.