100 Clinton Ave Unit 2E · Mineola, NY 11504

$439,000

2 bd · 2.0 ba · 1,300 sqft · Condo · 33 Days on market

Built 1970 Excellent condition

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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).

• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +6.3/10.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• DSCR +0.7/10.0

Listing remarks

Welcome to this beautifully fully renovated co-op offering modern comfort and style throughout. This stunning corner unit features brand new luxury vinyl plank flooring and an abundance of natural light that enhances every room. The thoughtfully redesigned kitchen boasts brand new appliances, sleek finishes, and a spacious eat-in layout perfect for both everyday living and entertaining. Both bathrooms have been completely renovated with contemporary fixtures and elegant details. Enjoy the privacy of an ensuite primary bedroom, along with generous closet space throughout the home to meet all your storage needs. Updated lighting fixtures add a fresh, modern ambiance to every corner. Step outs

Key facts

• Fully renovated
• Brand new appliances
• Natural light

Tags

• FULLY RENOVATED
• CORNER UNIT
• LUXURY VINYL PLANK FLOORING
• NATURAL LIGHT
• REDESIGNED KITCHEN
• BRAND NEW APPLIANCES

Property features AI

Exterior

• Parking: Off-street parking
• Security: Building security; Fire alarm; Fire escape; Fire sprinkler system
• Utilities: Public sewer; Utilities: see remarks
• Home design: Stock cooperative; 4 total stories; Entry level is 2
• Construction: Brick construction
• Exterior features: Balcony

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator
• Bedrooms: Entry level: 2
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; No central air
• Interior features: Eat-in kitchen; Common laundry area; Cats allowed
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $439k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-820 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $439k).
• Recommended offer: $426k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 83/100 on livability (#58 in NY, #868 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Mineola Union Free School District (suburban): math 71% / reading 69% proficiency, ranked #113 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Jackson Avenue School (math 63% / reading 70%, grade B+, #575 of 2,108 statewide, top 27%, 417 students, 27% FRL); Mineola Middle School (math 66% / reading 57%, grade B+, #147 of 729 statewide, top 20%, 636 students, 32% FRL); Mineola High School (math 92% / reading 80%, grade A, #347 of 1,100 statewide, top 32%, 1,078 students, 34% FRL).
• Market conditions: 1 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($3k loan paydown + $13k appreciation (3.0% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($426k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 31% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 27% 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 $425,830 (3.0% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-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?
9. 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?
10. 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.
11. 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.
12. 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: 1.08% ✓
• Cap rate: 4.23%
• Cash-on-cash: -7.35%
• DSCR: 0.67
• GRM: 7.7

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,678
• Equity at exit: $197,393

10-year hold

• IRR: 4.2%
• Equity multiple: 1.66×
• Total profit: $80,598
• Equity at exit: $304,207

Cash invested: $122,920 (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 11504

• Active inventory: 1
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,728 high
• Mortgage (P&I): −$2,302
• Tax est. 1.5%: −$549 /mo · $6,585/yr
• Insurance: −$183
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,455
• Vacancy / Maint / Mgmt: −$993
• Net cashflow: $-820

Break-even live

Break-even rent $5,766

Max offer price $320,376

Occupancy floor —

Sensitivity live

Price	-10% $-516	-5% $-668	+0% $-820	+5% $-971	+10% $-1,123
Rent	-10% $-1,193	-5% $-1,007	+0% $-820	+5% $-633	+10% $-446
Rate	-1.0pp $-599	-0.5pp $-708	base $-820	+0.5pp $-934	+1.0pp $-1,049

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Searing Ave Unit PHS407 Mineola, NY	2.0	2.0	1297	$4,835	$3.73	0d	1	0.07mi
116 Searing Ave Unit N322 Mineola, NY	2.0	2.0	1100	$4,435	$4.03	4d	1	0.08mi
100 Lincoln Ave Apt 14A Mineola, NY	1.0	1.0	900	$2,998	$3.33	26d	1	0.09mi
101 Searing Ave Unit 508 Mineola, NY	2.0	2.0	1676	$8,000	$4.77	0d	1	0.10mi
101 Searing Ave Unit 307 Mineola, NY	2.0	2.0	1499	$6,500	$4.34	11d	1	0.10mi
101 Searing Ave Unit 410 Mineola, NY	1.0	1.0	1155	$4,900	$4.24	11d	1	0.10mi
101 Searing Ave Unit 502 Mineola, NY	1.0	1.0	998	$4,400	$4.41	12d	1	0.10mi
101 Searing Ave Unit 301 Mineola, NY	1.0	1.0	1093	$4,600	$4.21	45d	1	0.10mi
101 Searing Ave Unit 210 Mineola, NY	1.0	1.0	1085	$4,900	$4.52	45d	1	0.10mi
119 Searing Ave Mineola, NY	2.0	1.0–2.0	946	$5,135	$5.43	0d	13	0.11mi
101 Jackson Ave Unit 2G Mineola, NY	2.0	1.0	969	$3,250	$3.35	26d	1	0.13mi
160 Garfield Ave Unit 1 Mineola, NY	2.0	1.0	1000	$3,450	$3.45	14d	1	0.16mi
159 Harrison Ave Unit C Mineola, NY	3.0	2.0	1820	$5,300	$2.91	4d	1	0.18mi
184 Cleveland Ave Mineola, NY	3.0	1.5	1473	$4,700	$3.19	45d	1	0.22mi
147 Main St Unit 3B Mineola, NY	1.0	1.0	1100	$3,300	$3.00	45d	1	0.23mi
78 Roslyn Rd Unit 202 Mineola, NY	1.0	1.0	1050	$2,950	$2.81	6d	1	0.25mi
222 Cleveland Ave Mineola, NY	3.0	1.0	1100	$4,000	$3.64	0d	1	0.33mi
50 Albertson Pl Mineola, NY	3.0	2.0	1525	$4,750	$3.11	0d	1	0.37mi
256 Royal Ave Mineola, NY	2.0	3.0	1800	$3,500	$1.94	45d	1	0.40mi
1 3rd St Unit 1025 Mineola, NY	1.0	1.0	1150	$4,850	$4.22	19d	1	0.40mi
140 Old Country Rd Mineola, NY	1.0–2.0	1.0–2.0	917	$5,114	$5.58	0d	12	0.44mi
80 Old Country Rd Mineola, NY	3.0	2.0	1400	$3,200	$2.29	26d	1	0.50mi
1 3rd Ave Mineola, NY	1.0–2.0	1.0–2.0	1140	$5,895	$5.17	0d	5	0.53mi
191 Raff Ave Mineola, NY	3.0	2.0	1500	$4,500	$3.00	0d	1	0.56mi
367 Columbus Pkwy Mineola, NY	3.0	3.0	1611	$5,350	$3.32	45d	1	0.61mi
52 Hillside Ave Williston Park, NY	2.0	2.0	1300	$3,450	$2.65	6d	1	0.84mi
18 Prospect St Williston Park, NY	3.0	2.5	1300	$4,800	$3.69	45d	1	0.86mi
365 Stewart Ave Garden City, NY	1.0–2.0	1.0–2.0	1034	$4,985	$4.82	0d	1	1.29mi
725 Willis Ave Unit 12B Williston Park, NY	2.0	1.0	900	$3,200	$3.56	45d	1	1.42mi

HOA detail condo

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

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-03-27
   listed $439,000 Active

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $56,742
• − Mortgage interest: −$24,591
• − Property taxes: −$6,585
• − Insurance: −$2,992
• − Repairs & maintenance: −$4,539
• − Management: −$4,539
• − HOA: −$17,460
• − Depreciation: −$12,771
• Taxable loss: −$16,736
• Est. tax savings @ 24.0%: +$4,017
• After-tax cash flow: $-5,821/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This fully renovated co-op unit is in excellent condition with modern finishes and ample natural light, making it an attractive investment opportunity.

Value-add opportunities

• Both Painting the exterior brick and adding some landscaping — Enhances curb appeal and can increase both resale and rental value.
• Both Adding smart home features to the lighting and appliances — Improves convenience and can attract tech-savvy buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick and adding some landscaping — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features to the lighting and appliances — Improves convenience and can attract tech-savvy buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mineola Union Free School District
• NCES district ID: 3619500
• Math proficiency: 71% ▲ 5.00%
• Reading proficiency: 69% ▲ 8.00%
• Median HH income: $84,012
• Composite: 62.64/100
• National rank: #676
• State rank: #113 of 590 in NY

Livability — Mineola

• Score: 83/100
• State rank: #58
• US rank: #868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineola, NY

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

2 events — show timeline

• 2026-04-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Listed $439,000 OneKey® MLS as Distributed by MLS Grid