22 Lafayette Ave · Ossining, NY 10562

$335,000

3 bd · 1.0 ba · 842 sqft · SingleFamily public records · 23 Days on market

Built 1927 7,405 sqft lot Est $466k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Schools +6.4/10.0
• 1% rule +4.6/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks. Are you looking for a starter house or is it time to downsize? 22 Lafayette Ave might be just what you've been looking for. Bring your vision and creativity to this cozy 3-bedroom, 1-bath ranch nestled on a quiet street in the heart of Ossining. Perfect for investors, contractors or handy buyers looking to build equity. Enter into a front porch leading to a living room, eat-in kitchen with a door out, 3 bedrooms and a full bath. The basement (accessible from the kitchen) has high ceilings and plenty of room for extra storage. There is a door that leads out to the yard. All of this on . 17 acres (long and deep lot) and a 2 car detached garage. Property to be sold in &quo

Key facts

• Extra storage
• Front porch
• Long and deep lot

Tags

• FRONT PORCH
• EAT-IN KITCHEN
• HIGH CEILINGS
• EXTRA STORAGE
• LONG AND DEEP LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $14 ($172/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (3.7% below list).
• Recommended offer: $322k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• 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 $2k of loan paydown is wiped out by about $10k 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 23 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $322,444 (3.7% below list)

Questions for the listing agent

1. Built in 1927 — 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: 0.96% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $466,468
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Nelson Ave	0.05mi	2/1.0 (-1)	767 (-9%)	6mo	$425,000	$554	73

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-53,188
• Equity at exit: $49,950

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-44,398
• Equity at exit: $28,965

Cash invested: $93,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,224 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$637 /mo · $7,639/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $14

Break-even live

Break-even rent $3,206

Max offer price $335,000

Occupancy floor 95%

Sensitivity live

Price	-10% $204	-5% $109	+0% $14	+5% $-80	+10% $-175
Rent	-10% $-240	-5% $-113	+0% $14	+5% $142	+10% $269
Rate	-1.0pp $183	-0.5pp $100	base $14	+0.5pp $-72	+1.0pp $-161

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Spring St Unit 4 Ossining, NY	2.0	1.0	797	$2,850	$3.58	3d	1	0.28mi
76 State St Unit 10 Ossining, NY	3.0	1.0	1100	$2,750	$2.50	44d	1	0.28mi
90 S Highland Ave Unit 6 Ossining, NY	2.0	1.5	1092	$3,500	$3.21	5d	1	0.30mi
87 S Highland Ave Apt B27* Ossining, NY	2.0	1.0	950	$2,650	$2.79	5d	1	0.31mi
85 S Highland Ave Ossining, NY	2.0	1.0	950	$2,300	$2.42	44d	1	0.37mi
11 Maurice Ave Unit 3 Ossining, NY	2.0	1.0	800	$3,000	$3.75	11d	1	0.42mi
13 Hunter St Unit 2 Ossining, NY	3.0	1.0	775	$3,450	$4.45	44d	1	0.56mi
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$5,795	$6.48	2d	8	0.62mi
5 Brandreth St Unit 2B Ossining, NY	2.0	2.0	1000	$3,000	$3.00	44d	1	0.75mi
87 Snowden Ave Ossining, NY	2.0	1.0	528	$1,900	$3.60	11d	1	0.91mi
29 Dale Ave Ossining, NY	2.0	1.0	800	$2,800	$3.50	19d	1	1.20mi
2 John St #2 Ossining, NY	2.0	1.0	850	$2,750	$3.24	44d	1	1.26mi
24 Claremont Gdns Ossining, NY	1.0–3.0	1.0–1.5	625	$3,100	$4.96	2d	3	1.30mi
48 Ferris Pl Ossining, NY	3.0	1.0	1080	$3,000	$2.78	19d	1	1.41mi

Listing history 2 events

1. 2025-11-12
   status Pending
2. 2025-09-15
   listed $335,000 Active

ⓘ 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: $7,639 · $637/mo
• Projected year-2 tax: $7,639 · $637/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 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: $38,693
• − Mortgage interest: −$18,765
• − Property taxes: −$7,639
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,095
• − Management: −$3,095
• − Depreciation: −$9,745
• Taxable loss: −$5,323
• Est. tax savings @ 24.0%: +$1,277
• After-tax cash flow: $1,450/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

2 events — show timeline

• 2025-11-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Listed $335,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+35.8%/yr

Latest (2025): $7,639 · +204.8% YoY. Source: county tax records.