121 Highland Ave S Unit 5F · Ossining, NY 10562

$129,000

1 bd · 1.0 ba · 650 sqft · Condo · 37 Days on market

Built 1964

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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 +15.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• DSCR +4.8/10.0
• 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

Better than renting! Welcome to the Parkview of Ossining. Lovely view of the park with seasonal river views. Bright, spacious studio apartment with a flexible layout. Sleeping alcove fits a queen size bed. Enjoy the gym, the pool and the beautiful park across the street. Just bring your toothbrush and unpack!. Experience the fabulous restaurants, and vibrant music community with concerts of all sorts. Convenient to transportation-bus and Metro North within walking distance. Parking space will be assigned at closing. Prices vary according to location. Waitlist for a garage space. Super on premises!

Key facts

• Hardwood flooring
• Separated bedroom
• Updated bathroom

Tags

• SEPARATED BEDROOM
• HARDWOOD FLOORING
• ENORMOUS PICTURE WINDOW
• TASTEFULLY RENOVATED KITCHEN
• UPDATED BATHROOM
• ACCESS TO AMTRAK LINE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $56 ($672/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $892 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $72k; list at $129k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.79% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 4.7

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-16,764
• Equity at exit: $19,234

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-7,673
• Equity at exit: $11,154

Cash invested: $36,120 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA est. from 1 same-building comp: −$878
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $56

Break-even live

Break-even rent $2,240

Max offer price $129,000

Occupancy floor 93%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 S Highland Ave Apt B3 Ossining, NY	1.0	1.0	700	$2,250	$3.21	25d	1	0.21mi
20 Broad Ave Ossining, NY	1.0	1.0	600	$2,190	$3.65	44d	1	0.41mi
20 Broad Ave Apt 2D Ossining, NY	1.0	1.0	600	$2,190	$3.65	25d	1	0.41mi
195 Main St Unit 5 Ossining, NY	1.0	1.0	375	$2,100	$5.60	44d	1	0.71mi
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$2,750	$3.08	1d	8	0.72mi
87 Snowden Ave Ossining, NY	2.0	1.0	528	$1,900	$3.60	10d	1	0.93mi
103 Croton Ave Unit 4 Ossining, NY	1.0	1.0	700	$2,150	$3.07	18d	1	0.99mi
24 Claremont Gdns Ossining, NY	1.0–3.0	1.0–1.5	625	$2,300	$3.68	1d	3	1.23mi

HOA detail condo

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

Listing history 23 events

1. 2026-03-13
   status Pending
2. 2026-02-04
   listed $129,000 Active
3. 2021-01-08
   soldstatus $72,000 Closed 605-char remark

   Show marketing remark (605 chars)

   Better than renting! Welcome to the Parkview of Ossining. Lovely view of the park with seasonal river views. Bright, spacious studio apartment with a flexible layout. Sleeping alcove fits a queen size bed. Enjoy the gym, the pool and the beautiful park across the street. Just bring your toothbrush and unpack!. Experience the fabulous restaurants, and vibrant music community with concerts of all sorts. Convenient to transportation-bus and Metro North within walking distance. Parking space will be assigned at closing. Prices vary according to location. Waitlist for a garage space. Super on premises!

4. 2020-10-29
   status Pending 605-char remark

   Show marketing remark (605 chars)

   Better than renting! Welcome to the Parkview of Ossining. Lovely view of the park with seasonal river views. Bright, spacious studio apartment with a flexible layout. Sleeping alcove fits a queen size bed. Enjoy the gym, the pool and the beautiful park across the street. Just bring your toothbrush and unpack!. Experience the fabulous restaurants, and vibrant music community with concerts of all sorts. Convenient to transportation-bus and Metro North within walking distance. Parking space will be assigned at closing. Prices vary according to location. Waitlist for a garage space. Super on premises!

5. 2020-10-14
   listed $70,000 Active 605-char remark

   Show marketing remark (605 chars)

   Better than renting! Welcome to the Parkview of Ossining. Lovely view of the park with seasonal river views. Bright, spacious studio apartment with a flexible layout. Sleeping alcove fits a queen size bed. Enjoy the gym, the pool and the beautiful park across the street. Just bring your toothbrush and unpack!. Experience the fabulous restaurants, and vibrant music community with concerts of all sorts. Convenient to transportation-bus and Metro North within walking distance. Parking space will be assigned at closing. Prices vary according to location. Waitlist for a garage space. Super on premises!

6. 2017-12-15
   soldstatus $43,500 Sold 148-char remark

   Show marketing remark (148 chars)

   Sweet studio, well maintained, great convenient location close to transportation, Arcadian Shopping center, community pool, available fitness center

7. 2017-11-14
   historical Pending 148-char remark

   Show marketing remark (148 chars)

   Sweet studio, well maintained, great convenient location close to transportation, Arcadian Shopping center, community pool, available fitness center

8. 2017-04-02
   listed $48,000 Active 148-char remark

   Show marketing remark (148 chars)

   Sweet studio, well maintained, great convenient location close to transportation, Arcadian Shopping center, community pool, available fitness center

9. 2014-09-22
   soldstatus $45,000 Sold
10. 2014-09-22
    price $45,000
11. 2014-09-22
    soldstatus $45,000
12. 2014-08-08
    historical Pending
13. 2014-08-08
    price $49,000
14. 2014-06-20
    listed $49,000 Active
15. 2014-06-19
    listed $49,000
16. 2014-03-15
    price $76,000
17. 2011-08-16
    historical
18. 2011-01-10
    price
19. 2010-03-15
    listed Active
20. 2008-08-15
    soldstatus $76,000
21. 2008-08-15
    historical
22. 2008-06-26
    price $82,000
23. 2008-03-28
    listed $82,000

ⓘ 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 5/10 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: $27,729
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − HOA: −$10,536
• − Depreciation: −$3,753
• Taxable loss: −$803
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $864/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

+57.3% since first listed

23 events — show timeline

• 2026-03-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-04 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-08 Sold (MLS) $72,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-10-14 Listed $70,000 OneKey® MLS as Distributed by MLS Grid
• 2017-12-15 Sold (MLS) $43,500 OneKey® MLS as Distributed by MLS Grid
• 2017-11-14 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-04-02 Listed $48,000 OneKey® MLS as Distributed by MLS Grid
• 2014-09-22 Price Changed $45,000 HGMLS
• 2014-09-22 Sold (MLS) $45,000 HGMLS
• 2014-09-22 Sold (MLS) $45,000 OneKey® MLS as Distributed by MLS Grid
• 2014-08-08 Contingent — HGMLS
• 2014-08-08 Price Changed $49,000 HGMLS
• 2014-06-20 Listed $49,000 HGMLS
• 2014-06-19 Listed $49,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $76,000 HGMLS
• 2011-08-16 Delisted — HGMLS
• 2011-01-10 Price Changed — HGMLS
• 2010-03-15 Listed — HGMLS
• 2008-08-15 Delisted — HGMLS
• 2008-08-15 Sold (MLS) $76,000 HGMLS
• 2008-06-26 Price Changed $82,000 HGMLS
• 2008-03-28 Listed $82,000 HGMLS