125-3 S Highland Ave Unit C5 · Ossining, NY 10562

$159,000

1 bd · 1.0 ba · 750 sqft · Condo · 23 Days on market

Built 1962

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Why this score? — see what drove the D+ 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 +10.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great offer!! . .. seller will give the buyer $2,000 towards closing costs, for this elegantly updated sun filled one bedroom co-op with plenty of space. This co-op has been completely updated, kitchen has porcelain tile floor, new cabinets, granite counters, soap stone back splash and new stainless steel appliances. Bathroom has new fixtures, tiled tub/shower enclosure and sink area, vanity top is granite as is the white sink vessel. The unit is centrally located near shops, transportation and highways. This co-op is setback from the road. One assigned parking space. Ceiling fan in living room is not included. Maintenance fee includes property and building maintenance, heat, hot water and taxes, 50% of the Maintenance Fee is tax deductible. The monthly maintenance fee does not include Basic Star Deduction of $144.00 per month. Laundry room and storage located in building across courtyard. Coop is wired for both Cablevision and Verizon Fios. .

Key facts

• Parking
• Community pool
• Built 1962

Property features AI

Finance

• HOA & community: Association managed by H.S.C. Management; Community amenities include pool and park

Exterior

• Parking: Assigned parking (1 space); Parking fee applies
• Utilities: Electric service by Con-Edison; Public sewer; Cable connected; Public trash collection
• Home design: Stock cooperative; Second-floor entry; Actual property condition
• Construction: Brick exterior
• Exterior features: Brick construction; Community in-ground pool; Park and sidewalks in community

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Located on second floor
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Oil heating; Wall/window air conditioning units
• Interior features: Breakfast bar; Ceiling fan(s); Chandelier; Granite counters; Pantry; Storage; Blinds; Window screens; Patio; Pets allowed; Outdoor space; Pool/Spa
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-70 ($-837/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: 135 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 ($157k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $94k; list at $159k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% 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 $156,615 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.61% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 5.2

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-29,558
• Equity at exit: $23,707

10-year hold

• IRR: -10.4%
• Equity multiple: 0.35×
• Total profit: $-28,824
• Equity at exit: $13,747

Cash invested: $44,520 (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: 135
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,558 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA est. from 2 same-building comps: −$992
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-70

Break-even live

Break-even rent $2,647

Max offer price $148,910

Occupancy floor 98%

Sensitivity live

Price	-10% $40	-5% $-15	+0% $-70	+5% $-125	+10% $-180
Rent	-10% $-272	-5% $-171	+0% $-70	+5% $31	+10% $132
Rate	-1.0pp $10	-0.5pp $-29	base $-70	+0.5pp $-111	+1.0pp $-153

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.27mi
85 S Highland Ave Ossining, NY	2.0	1.0	950	$2,300	$2.42	45d	1	0.34mi
87 S Highland Ave Apt B27* Ossining, NY	2.0	1.0	950	$2,650	$2.79	6d	1	0.34mi
81 S Highland Ave Apt B3 Ossining, NY	1.0	1.0	700	$2,250	$3.21	26d	1	0.34mi
90 S Highland Ave Unit 6 Ossining, NY	2.0	1.5	1092	$3,500	$3.21	6d	1	0.34mi
188 Spring St Unit 4 Ossining, NY	2.0	1.0	797	$2,850	$3.58	4d	1	0.44mi
11 Maurice Ave Unit 3 Ossining, NY	2.0	1.0	800	$3,000	$3.75	12d	1	0.45mi
20 Broad Ave Apt 2D Ossining, NY	1.0	1.0	600	$2,190	$3.65	26d	1	0.53mi
20 Broad Ave Ossining, NY	1.0	1.0	600	$2,190	$3.65	45d	1	0.53mi
40 S Highland Ave Unit 14 Ossining, NY	1.0	1.0	800	$2,200	$2.75	0d	1	0.65mi
1 Harbor Sq Ossining, NY	1.0–2.0	1.0–2.5	894	$2,750	$3.08	0d	9	0.81mi
5 Brandreth St Unit 2B Ossining, NY	2.0	2.0	1000	$3,000	$3.00	45d	1	0.85mi
87 Snowden Ave Ossining, NY	2.0	1.0	528	$1,900	$3.60	12d	1	1.06mi
103 Croton Ave Unit 4 Ossining, NY	1.0	1.0	700	$2,150	$3.07	19d	1	1.13mi
29 Dale Ave Ossining, NY	2.0	1.0	800	$2,800	$3.50	20d	1	1.23mi
2 John St #2 Ossining, NY	2.0	1.0	850	$2,750	$3.24	45d	1	1.30mi
24 Claremont Gdns Ossining, NY	3.0	1.0–1.5	625	$2,367	$3.79	0d	8	1.37mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-21
   days on market $159,000 Active 23 DOM
2. 2026-06-18
   days on market $159,000 Active 20 DOM
3. 2026-06-17
   days on market $159,000 Active 19 DOM
4. 2026-06-16
   days on market $159,000 Active 18 DOM
5. 2026-06-15
   days on market $159,000 Active 17 DOM
6. 2026-06-13
   days on market $159,000 Active 15 DOM
7. 2026-06-09
   days on market $159,000 Active 11 DOM
8. 2026-06-08
   days on market $159,000 Active 10 DOM
9. 2026-06-07
   days on market $159,000 Active 9 DOM
10. 2026-06-04
    days on market $159,000 Active 6 DOM
11. 2026-06-03
    days on market $159,000 Active 5 DOM
12. 2026-06-02
    days on market $159,000 Active 4 DOM
13. 2026-06-01
    days on market $159,000 Active 3 DOM
14. 2026-05-31
    days on market $159,000 Active 2 DOM

ⓘ 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 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: $30,700
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,456
• − Management: −$2,456
• − HOA: −$11,904
• − Depreciation: −$4,625
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $-158/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

+27.2% since first listed

23 events — show timeline

• 2026-05-30 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-29 Price Changed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-29 Coming Soon $153,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-30 Sold (MLS) $94,000 HGMLS
• 2017-01-30 Price Changed $94,000 HGMLS
• 2017-01-30 Sold (MLS) $94,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-19 Contingent — HGMLS
• 2016-10-19 Price Changed $97,000 HGMLS
• 2016-09-06 Price Changed $97,000 HGMLS
• 2016-05-09 Price Changed $97,500 HGMLS
• 2016-04-18 Price Changed $100,000 HGMLS
• 2016-04-02 Listed $105,000 HGMLS
• 2016-04-01 Listed $97,000 OneKey® MLS as Distributed by MLS Grid
• 2014-06-19 Delisted — HGMLS
• 2014-06-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-06-10 Relisted — HGMLS
• 2014-04-30 Contingent — HGMLS
• 2014-03-10 Listed — HGMLS
• 2014-03-09 Listed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2014-02-22 Delisted — HGMLS
• 2014-02-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-08-22 Listed — HGMLS
• 2013-08-22 Listed $125,000 OneKey® MLS as Distributed by MLS Grid