112 Harrison Pl · Massapequa, NY 11758

$649,000

5 bd · 2.5 ba · 1,497 sqft · SingleFamily public records · 23 Days on market

Built 1951 6,000 sqft lot $434/sqft · 24% below area Est $856k · 24% 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).

• Cash flow +15.9/30.0
• ARV discount +15.0/15.0
• Schools +7.4/10.0
• DSCR +4.9/10.0
• Livability +4.1/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your home in Massapequa Shores! Nestled on a beautiful, quiet residential street, this expanded cape offers incredible space and versatility on a generous 60x100 lot. Proudly owned by the original owners, this home has been well-maintained and lovingly cared-for. The first floor features three bedrooms, a full hallway bathroom, and a thoughtfully designed extension with a powder room and separate rear egress—ideal for extended family, guests, or flexible living arrangements. The extension also offers the potential for a sixth bedroom or private suite. The second floor includes two additional bedrooms and a full bathroom, providing ample room for comfortable living. The first floor was fully renovated following Superstorm Sandy, with updates including a newer boiler, upgraded electric service, flooring, and a new electrical panel. Conveniently located near shopping, dining, and everyday amenities, this home presents a fantastic opportunity for first-time buyers or those looking to establish themselves in the highly sought-after Massapequa Shores community.

Key facts

• Separate rear egress
• Fully renovated
• Generous lot

Tags

• GENEROUS LOT
• SEPARATE REAR EGRESS
• POTENTIAL FOR SIXTH BEDROOM
• PRIVATE SUITE
• FULLY RENOVATED
• NEWER BOILER

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $649k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $628k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $550k (15.3% below list).
• Recommended offer: $550k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.5% in Massapequa — 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 82/100 on livability (#82 in NY, #1,242 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: amenities D, cost of living F.
• Massapequa Union Free School District (suburban): math 76% / reading 83% proficiency, ranked #39 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 267 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $19k 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 23 days — a 2% lower offer ($639k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $550,000 (15.3% 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.85% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (median comp): $856,070
• List price: $649,000
• Delta: -24.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3806 Tiana St	0.60mi	4/2.0 (-1)	1,467 (-2%)	0mo	$800,000	$545	61
225 Seaford Ave	0.18mi	5/2.0	1,702 (+14%)	10mo	$782,000	$459	58
60 Cherry St	0.65mi	4/3.0 (-1)	1,533 (+2%)	2mo	$760,000	$496	58
243 Seaford Ave	0.17mi	4/1.0 (-1)	1,300 (-13%)	4mo	$685,000	$527	55
2346 S Seamans Neck Rd	0.50mi	4/2.0 (-1)	1,488 (-1%)	18mo	$642,000	$431	54
45 Sycamore St	0.61mi	4/2.0 (-1)	1,581 (+6%)	8mo	$915,000	$579	48
94 Alhambra Rd	0.44mi	4/2.0 (-1)	1,316 (-12%)	7mo	$765,000	$581	47
14 Roxbury Ln	0.44mi	4/2.0 (-1)	1,644 (+10%)	18mo	$692,500	$421	41
10 Frankel Rd	0.73mi	4/1.5 (-1)	1,573 (+5%)	10mo	$800,000	$509	40
2325 Narraganset Ave	0.72mi	4/2.0 (-1)	1,600 (+7%)	12mo	$650,000	$406	38
396 Seaford Ave	0.75mi	5/2.0	1,604 (+7%)	18mo	$635,000	$396	36
6 Fairview Rd W	0.71mi	4/2.0 (-1)	1,677 (+12%)	4mo	$900,000	$537	36

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-112,820
• Equity at exit: $96,768

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-107,899
• Equity at exit: $56,114

Cash invested: $181,720 (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 11758

• Active inventory: 267
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$3,403
• Tax from tax record: −$366 /mo · $4,391/yr
• Insurance: −$270
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $-121

Break-even live

Break-even rent $5,654

Max offer price $627,573

Occupancy floor 97%

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3883 Franklin Ave Seaford, NY	4.0	2.0	1593	$5,500	$3.45	43d	1	1.29mi

Listing history 2 events

1. 2026-05-15
   status Pending 1088-char remark

   Show marketing remark (1088 chars)

   Welcome to your home in Massapequa Shores! Nestled on a beautiful, quiet residential street, this expanded cape offers incredible space and versatility on a generous 60x100 lot. Proudly owned by the original owners, this home has been well-maintained and lovingly cared-for. The first floor features three bedrooms, a full hallway bathroom, and a thoughtfully designed extension with a powder room and separate rear egress—ideal for extended family, guests, or flexible living arrangements. The extension also offers the potential for a sixth bedroom or private suite. The second floor includes two additional bedrooms and a full bathroom, providing ample room for comfortable living. The first floor was fully renovated following Superstorm Sandy, with updates including a newer boiler, upgraded electric service, flooring, and a new electrical panel. Conveniently located near shopping, dining, and everyday amenities, this home presents a fantastic opportunity for first-time buyers or those looking to establish themselves in the highly sought-after Massapequa Shores community.

2. 2026-04-14
   listed $649,000 Active 1088-char remark

   Show marketing remark (1088 chars)

   Welcome to your home in Massapequa Shores! Nestled on a beautiful, quiet residential street, this expanded cape offers incredible space and versatility on a generous 60x100 lot. Proudly owned by the original owners, this home has been well-maintained and lovingly cared-for. The first floor features three bedrooms, a full hallway bathroom, and a thoughtfully designed extension with a powder room and separate rear egress—ideal for extended family, guests, or flexible living arrangements. The extension also offers the potential for a sixth bedroom or private suite. The second floor includes two additional bedrooms and a full bathroom, providing ample room for comfortable living. The first floor was fully renovated following Superstorm Sandy, with updates including a newer boiler, upgraded electric service, flooring, and a new electrical panel. Conveniently located near shopping, dining, and everyday amenities, this home presents a fantastic opportunity for first-time buyers or those looking to establish themselves in the highly sought-after Massapequa Shores community.

ⓘ 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: $4,391 · $366/mo
• Projected year-2 tax: $7,679 · $640/mo
• Expected delta: +$3,289/yr (+$274/mo · 74.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,000
• − Mortgage interest: −$36,354
• − Property taxes: −$4,391
• − Insurance: −$8,364
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − Depreciation: −$18,880
• Taxable loss: −$12,548
• Est. tax savings @ 24.0%: +$3,012
• After-tax cash flow: $1,556/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: Massapequa Union Free School District
• NCES district ID: 3618630
• Math proficiency: 76% ▼ -3.00%
• Reading proficiency: 83% ▲ 12.00%
• Median HH income: $116,173
• Composite: 73.55/100
• National rank: #178
• State rank: #39 of 590 in NY

Livability — Massapequa

• Score: 82/100
• State rank: #82
• US rank: #1242

Category grades

Amenities D 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: Massapequa, NY
• City population: 54,741
• Population (ZIP): 54,741

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Italian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 3% Russian/Polish/Slavic 1%

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: ▼ -765.19%
• Current HPI: 287.8085
• 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

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $649,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2024): $4,391 · -3.8% YoY. Source: county tax records.