10 Sheridan Pl · Roosevelt, NY 11575

$390,000

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 55 Days on market

Built 1926 4,000 sqft lot Est $347k · 12% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks

House will be delivered 100% vacant. House has various Building Violations and Open Permits. House is being sold 100% AS IS as far as condition and Open Permits

Key facts

• 4,000 sq ft lot
• Built 1926
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $390k).
• Recommended offer: $378k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.0% in Roosevelt — 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 73/100 on livability (#307 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, amenities F, cost of living F.
• Roosevelt Union Free School District (suburban): math 28% / reading 45% proficiency, ranked #529 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ulysses Byas Elementary School (math 22% / reading 47%, grade F, #1,577 of 2,108 statewide, top 77%, 444 students, 0% FRL); Roosevelt Middle School (math 12% / reading 27%, grade F, #685 of 729 statewide, top 94%, 455 students, 0% FRL); Roosevelt High School (math 65% / reading 78%, grade B+, #698 of 1,100 statewide, top 63%, 1,075 students, 59% FRL) — zoned schools average 20% FRL vs 58% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 52 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $109k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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 $210k; list at $390k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $378,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.83%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $346,904
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451 Babylon Tpke	0.72mi	2/1.0	772 (-6%)	6mo	$325,000	$421	51

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $46,072
• Equity at exit: $58,150

10-year hold

• IRR: 19.7%
• Equity multiple: 2.66×
• Total profit: $181,156
• Equity at exit: $33,720

Cash invested: $109,200 (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 11575

• Active inventory: 52
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $5,655 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$546 /mo · $6,552/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,188
• Net cashflow: $1,714

Break-even live

Break-even rent $3,486

Max offer price $390,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,934	-5% $1,824	+0% $1,714	+5% $1,603	+10% $1,493
Rent	-10% $1,267	-5% $1,490	+0% $1,714	+5% $1,937	+10% $2,160
Rate	-1.0pp $1,910	-0.5pp $1,813	base $1,714	+0.5pp $1,613	+1.0pp $1,510

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
196 E Seaman Ave Freeport, NY	3.0	2.5	1062	$8,500	$8.00	19d	1	0.88mi
74 Broadway Unit 3B Freeport, NY	1.0	1.0	525	$2,700	$5.14	45d	1	1.39mi
1000 Brix Pl Uniondale, NY	1.0–2.0	1.0–2.0	710	$3,662	$5.16	0d	13	1.48mi

Listing history 21 events

1. 2025-11-18
   status Pending
2. 2025-10-08
   status Active
3. 2025-10-07
   status Pending
4. 2025-09-23
   listed $390,000 Active
5. 2025-09-23
   historical
6. 2025-09-10
   price $390,000
7. 2025-09-10
   status Active
8. 2024-09-19
   status Pending
9. 2024-07-19
   listed $360,000 Active
10. 2023-12-05
    status Pending
11. 2023-12-05
    historical
12. 2023-11-06
    price $349,900
13. 2023-10-18
    listed $375,000 Active
14. 2017-03-16
    soldstatus $210,000
15. 2017-02-24
    soldstatus $205,000
16. 2017-02-24
    soldstatus $205,000 Closed
17. 2017-02-16
    status Under Contract
18. 2017-01-13
    status Back On Market
19. 2016-09-19
    status Under Contract
20. 2016-08-09
    listed $229,000 New
21. 2016-08-09
    listed $229,000

ⓘ 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: $6,552 · $546/mo
• Projected year-2 tax: $6,572 · $548/mo
• Expected delta: +$19/yr (+$2/mo · 0.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,860
• − Mortgage interest: −$21,846
• − Property taxes: −$6,552
• − Insurance: −$1,950
• − Repairs & maintenance: −$5,429
• − Management: −$5,429
• − Depreciation: −$11,345
• Taxable income: $15,308
• Est. tax owed @ 24.0%: −$3,674
• After-tax cash flow: $16,891/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: Roosevelt Union Free School District
• NCES district ID: 3624990
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 45% ▲ 6.00%
• Median HH income: $69,717
• Composite: 33.41/100
• National rank: #5472
• State rank: #529 of 590 in NY

Livability — Roosevelt

• Score: 73/100
• State rank: #307
• US rank: #5074

Category grades

Amenities F Commute A+ Cost of living F Crime D+ Employment A+ Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roosevelt, NY
• City population: 19,430
• Population (ZIP): 19,430

Population outlook (Nassau County) Hauer SSP2

• Today (2025): 1,409,302 people
• By 2030: 1,431,482 · +1.6%
• By 2040: 1,471,607 · +4.4%
• By 2050: 1,502,845 · +6.6%
• By 2075: 1,575,403 · +11.8%
• By 2100: 1,554,356 · +10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 53% Hispanic / Latino 41% Two or more races 7% Asian 2% White 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 4%
• Common ancestry: Hispanic 4%
• Foreign-born: 36% · Canada, Jamaica, South Korea
• Languages at home: 60% English-only · Spanish 34% French/Haitian/Cajun 4% Other Indo-European 2%

Political lean MEDSL · Nassau

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -12.6pp toward R · 2008: 8.4pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: D+9.5 2016: D+5.3 2012: D+6.7 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -368.53%
• Current HPI: 364.7467
• Rent YoY: —
• Metro: —
• 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

+70.3% since first listed

21 events — show timeline

• 2025-11-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-23 Listed $390,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $390,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-07-19 Listed $360,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-12-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-11-06 Price Changed $349,900 OneKey® MLS as Distributed by MLS Grid
• 2023-10-18 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-16 Sold (Public Records) $210,000 Public Records
• 2017-02-24 Sold (MLS) $205,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-24 Sold (MLS) $205,000 MLSLI
• 2017-02-16 Pending — MLSLI
• 2017-01-13 Relisted — MLSLI
• 2016-09-19 Pending — MLSLI
• 2016-08-09 Listed $229,000 MLSLI
• 2016-08-09 Listed $229,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2024): $6,552 · -1.0% YoY. Source: county tax records.