2 Huron St · Glenwood Landing, NY 11545

$710,000

6 bd · 3.0 ba · 2,964 sqft · MultiFamily public records · 22 Days on market

Built 1956 5,500 sqft lot $240/sqft · 41% below area Est $1211k · 41% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• Schools +7.9/10.0
• DSCR +7.7/10.0
• 1% rule +6.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Public online Auction: Bidding opens 5/26/26 @ 1 pm & Ends 5/28/26 1 pm (approx). The price of property exclusively represents the suggested opening bid & not the price of the property. Sold "as-is". Great opportunity for a buyer who does their homework & is looking to purchase a 2 family fixer-upper in Glen Head. Please read all information-your due diligence is necessary. Registration deadline 5/27/26 4 pm

Key facts

• 5,500 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Other: Property condition noted as fixer
• HOA & community: One‑time buyer's premium fee (listed as $0.03)

Exterior

• Parking: Driveway; Garage; On‑street parking; Two garage spaces
• Utilities: Public sewer; Utilities: see remarks
• Home design: Duplex; Approximately 2,964 total building area (public records)
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront; No additional parcels

Interior

• Bedrooms: Contains at least one 2‑bedroom unit; Contains at least one 4‑bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; No cooling listed
• Interior features: Basement is full (see remarks); Property listed as fixer / actual condition

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $710k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $685/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $710k).
• Recommended offer: $699k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.0% in Glenwood Landing — 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 70/100 on livability (#456 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• North Shore Central School District (suburban): math 88% / reading 84% proficiency, ranked #24 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Glenwood Landing Elementary School (math 87% / reading 82%, grade A+, #93 of 2,108 statewide, top 6%, 427 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 112 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $21k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($699k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $699,350 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.17% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 7.1

CMA / ARV

• ARV (median comp): $1,210,805
• List price: $710,000
• Delta: -41.36%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-27,538
• Equity at exit: $105,863

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $89,543
• Equity at exit: $61,388

Cash invested: $198,800 (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 11545

• Home prices YoY: -30.8%
• Active inventory: 112
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $8,307 high
• Mortgage (P&I): −$3,723
• Tax from tax record: −$1,174 /mo · $14,089/yr
• Insurance: −$296
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,744
• Net cashflow: $1,369

Break-even live

Break-even rent $6,574

Max offer price $710,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,771	-5% $1,570	+0% $1,369	+5% $1,168	+10% $967
Rent	-10% $713	-5% $1,041	+0% $1,369	+5% $1,697	+10% $2,026
Rate	-1.0pp $1,727	-0.5pp $1,550	base $1,369	+0.5pp $1,185	+1.0pp $998

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$8,306
Total (2 units)			$8,307

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: $177,500
• Closing costs: $21,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   status $710,000 Pending 22 DOM
2. 2026-06-01
   days on market $710,000 Active 22 DOM
3. 2026-05-31
   days on market $710,000 Active 21 DOM
4. 2026-05-11
   listed $710,000 Active 437-char remark
5. 2026-05-08
   historical $710,000 437-char remark
6. 2005-09-30
   soldstatus $665,000
7. 1997-09-18
   soldstatus $150,000

ⓘ 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: $14,089 · $1,174/mo
• Projected year-2 tax: $14,089 · $1,174/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $99,684
• − Mortgage interest: −$39,771
• − Property taxes: −$14,089
• − Insurance: −$3,550
• − Repairs & maintenance: −$7,975
• − Management: −$7,975
• − Depreciation: −$20,655
• Taxable income: $5,670
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $15,071/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: North Shore Central School District
• NCES district ID: 3626370
• Math proficiency: 88% ▼ -3.00%
• Reading proficiency: 84% ▼ -2.00%
• Median HH income: $113,973
• Composite: 78.77/100
• National rank: #69
• State rank: #24 of 590 in NY

Livability — Glenwood Landing

• Score: 70/100
• State rank: #456
• US rank: #7971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenwood Landing, NY
• City population: 788
• Population (ZIP): 11,963

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Asian 8% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 1% Cuban 2% Dominican 2% Salvadoran 2%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 1%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 72% English-only · Other Indo-European 13% Spanish 9% Chinese 3%

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: ▼ -124.51%
• Current HPI: 279.7243
• 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

+373.3% since first listed

5 events — show timeline

• 2026-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $710,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $710,000 OneKey® MLS as Distributed by MLS Grid
• 2005-09-30 Sold (Public Records) $665,000 Public Records
• 1997-09-18 Sold (Public Records) $150,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $14,089 · -1.9% YoY. Source: county tax records.