106 Woods Dr · East Hills, NY 11576

$1,708,000

5 bd · 4.0 ba · 2,948 sqft · SingleFamily public records · 103 Days on market

Built 1980 0.35 ac lot $579/sqft · 8% below area Est $1888k · 10% under

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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 +11.8/15.0
• Appreciation +8.7/10.0
• Schools +7.7/10.0
• Livability +3.9/5.0
• Cash flow +3.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Stunning Hi-Ranch in East Hills, Roslyn! Set on .35 acres, this beautifully maintained home offers 5 spacious bedrooms and 4.5 baths. The main level welcomes you with an inviting entry foyer featuring a coat closet and powder room. Just ahead, a sun-filled family room boasts soaring ceilings, a skylight, fireplace, and sliding doors that open directly to the backyard, along with stairs leading to the lower level. To the left of the foyer, you’ll find a generous living room with a fireplace and a separate formal dining room. These spaces are thoughtfully designed on split levels, creating an open yet distinct flow—perfect for both everyday living and entertaining. The large eat-in kitchen, accessible from both the dining room and foyer, is equipped with high-end appliances and granite countertops. It also features a bright breakfast area with a skylight and sliding doors that lead to the fenced backyard. To the right of the foyer are four well-proportioned bedrooms, including a primary suite with double-door entry, a private en-suite bath, and a walk-in closet. The three additional bedrooms are serviced by a full hall bath. The lower level is partially finished and offers additional living space, including an entertainment room, guest room, laundry room, and a full bath, along with access to the attached two-car garage. Located in the highly sought-after Roslyn School District and zoned for Harbor Hill Elementary, this home also includes membership to East Hills Park, offering pools, tennis courts, a fitness center, walking trails, and more. Conveniently situated near the LIRR, Long Island Expressway, shopping, dining, and parks. A wonderful opportunity to enjoy all that East Hills has to offer!

Key facts

• High-end appliances
• Walk-in closet
• Granite countertops

Tags

• FENCED BACKYARD
• HIGH-END APPLIANCES
• GRANITE COUNTERTOPS
• PRIVATE EN-SUITE BATH
• WALK-IN CLOSET
• TWO FIREPLACES

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $1.71M.

Deal economics

• At list price, monthly cash flow is $-5k ($-62k/yr) — negative.
• To cash-flow at today's rent, offer at most $797k (53.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $710k (58.4% below list).
• Recommended offer: $710k (58.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#207 in NY, #3,190 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+, cost of living F.
• Roslyn Union Free School District (suburban): math 83% / reading 82% proficiency, ranked #28 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 81 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

• In year one you build about $140k of equity ($12k loan paydown + $128k appreciation (7.5% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$223k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($1.55M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $128k; list at $1.71M implies a 1240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 61% 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 $710,000 (58.4% 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 103 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.42% ✗
• Cap rate: 2.71%
• Cash-on-cash: -12.81%
• DSCR: 0.43
• GRM: 20.0

CMA / ARV

• ARV (median comp): $1,887,715
• List price: $1,708,000
• Delta: -9.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Woods Dr	0.17mi	5/3.5	3,275 (+11%)	4mo	$1,750,000	$534	68
6 Flamingo Rd	0.24mi	4/3.5 (-1)	2,718 (-8%)	2mo	$2,350,000	$865	67
53 Tara Dr	0.26mi	5/4.5	3,256 (+10%)	3mo	$1,740,000	$534	66
10 Flamingo Rd	0.26mi	5/2.5	2,622 (-11%)	8mo	$1,850,000	$706	57
10 Vanad Dr	0.58mi	5/4.0	3,200 (+8%)	4mo	$1,900,000	$594	56
19 Flamingo Rd	0.32mi	4/3.0 (-1)	2,652 (-10%)	5mo	$1,650,000	$622	55
65 Finch Dr	0.61mi	4/3.5 (-1)	3,032 (+3%)	11mo	$1,650,000	$544	51
9 Wren Dr	0.59mi	5/3.5	3,185 (+8%)	10mo	$1,798,000	$565	49
2 Pinewood Rd	0.50mi	4/3.0 (-1)	2,672 (-9%)	8mo	$1,450,000	$543	46
13 Locust St	0.30mi	4/2.5 (-1)	2,514 (-15%)	7mo	$1,360,000	$541	45
47 Pinewood Rd	0.65mi	4/3.0 (-1)	2,661 (-10%)	4mo	$1,788,000	$672	41
37 Wren Dr	0.69mi	4/3.5 (-1)	3,274 (+11%)	10mo	$2,055,000	$628	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.67×
• Total profit: $318,512
• Equity at exit: $1,238,113

10-year hold

• IRR: 10.4%
• Equity multiple: 3.44×
• Total profit: $1,167,035
• Equity at exit: $2,402,966

Cash invested: $478,240 (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 11576

• Home prices YoY: 2.5%
• Active inventory: 81
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $7,100 medium
• Mortgage (P&I): −$8,957
• Tax from tax record: −$1,045 /mo · $12,535/yr
• Insurance: −$712
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,491
• Net cashflow: $-5,160

Break-even live

Break-even rent $13,631

Max offer price $796,508

Occupancy floor —

Sensitivity live

Price	-10% $-4,193	-5% $-4,676	+0% $-5,160	+5% $-5,643	+10% $-6,127
Rent	-10% $-5,721	-5% $-5,440	+0% $-5,160	+5% $-4,879	+10% $-4,599
Rate	-1.0pp $-4,300	-0.5pp $-4,725	base $-5,160	+0.5pp $-5,602	+1.0pp $-6,053

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: $427,000
• Closing costs: $51,240
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Harbor Ln Glen Head, NY	4.0	2.0	2115	$7,100	$3.36	0d	1	1.24mi

Listing history 27 events

1. 2026-06-21
   days on market $1,708,000 Active 103 DOM
2. 2026-06-18
   days on market $1,708,000 Active 100 DOM
3. 2026-06-17
   days on market $1,708,000 Active 99 DOM
4. 2026-06-16
   days on market $1,708,000 Active 98 DOM
5. 2026-06-15
   days on market $1,708,000 Active 97 DOM
6. 2026-06-13
   days on market $1,708,000 Active 95 DOM
7. 2026-06-13
   days on market $1,708,000 Active 94 DOM
8. 2026-06-09
   days on market $1,708,000 Active 91 DOM
9. 2026-06-08
   days on market $1,708,000 Active 90 DOM
10. 2026-06-07
    days on market $1,708,000 Active 89 DOM
11. 2026-06-04
    days on market $1,708,000 Active 86 DOM
12. 2026-06-03
    days on market $1,708,000 Active 85 DOM
13. 2026-06-02
    days on market $1,708,000 Active 84 DOM
14. 2026-06-01
    days on market $1,708,000 Active 83 DOM
15. 2026-05-31
    days on market $1,708,000 Active 82 DOM
16. 2026-04-27
    price $1,708,000 1742-char remark

    Show marketing remark (1742 chars)

    Stunning Hi-Ranch in East Hills, Roslyn! Set on .35 acres, this beautifully maintained home offers 5 spacious bedrooms and 4.5 baths. The main level welcomes you with an inviting entry foyer featuring a coat closet and powder room. Just ahead, a sun-filled family room boasts soaring ceilings, a skylight, fireplace, and sliding doors that open directly to the backyard, along with stairs leading to the lower level. To the left of the foyer, you’ll find a generous living room with a fireplace and a separate formal dining room. These spaces are thoughtfully designed on split levels, creating an open yet distinct flow—perfect for both everyday living and entertaining. The large eat-in kitchen, accessible from both the dining room and foyer, is equipped with high-end appliances and granite countertops. It also features a bright breakfast area with a skylight and sliding doors that lead to the fenced backyard. To the right of the foyer are four well-proportioned bedrooms, including a primary suite with double-door entry, a private en-suite bath, and a walk-in closet. The three additional bedrooms are serviced by a full hall bath. The lower level is partially finished and offers additional living space, including an entertainment room, guest room, laundry room, and a full bath, along with access to the attached two-car garage. Located in the highly sought-after Roslyn School District and zoned for Harbor Hill Elementary, this home also includes membership to East Hills Park, offering pools, tennis courts, a fitness center, walking trails, and more. Conveniently situated near the LIRR, Long Island Expressway, shopping, dining, and parks. A wonderful opportunity to enjoy all that East Hills has to offer!

17. 2026-03-10
    listed $1,780,000 Active 1742-char remark

    Show marketing remark (1742 chars)

    Stunning Hi-Ranch in East Hills, Roslyn! Set on .35 acres, this beautifully maintained home offers 5 spacious bedrooms and 4.5 baths. The main level welcomes you with an inviting entry foyer featuring a coat closet and powder room. Just ahead, a sun-filled family room boasts soaring ceilings, a skylight, fireplace, and sliding doors that open directly to the backyard, along with stairs leading to the lower level. To the left of the foyer, you’ll find a generous living room with a fireplace and a separate formal dining room. These spaces are thoughtfully designed on split levels, creating an open yet distinct flow—perfect for both everyday living and entertaining. The large eat-in kitchen, accessible from both the dining room and foyer, is equipped with high-end appliances and granite countertops. It also features a bright breakfast area with a skylight and sliding doors that lead to the fenced backyard. To the right of the foyer are four well-proportioned bedrooms, including a primary suite with double-door entry, a private en-suite bath, and a walk-in closet. The three additional bedrooms are serviced by a full hall bath. The lower level is partially finished and offers additional living space, including an entertainment room, guest room, laundry room, and a full bath, along with access to the attached two-car garage. Located in the highly sought-after Roslyn School District and zoned for Harbor Hill Elementary, this home also includes membership to East Hills Park, offering pools, tennis courts, a fitness center, walking trails, and more. Conveniently situated near the LIRR, Long Island Expressway, shopping, dining, and parks. A wonderful opportunity to enjoy all that East Hills has to offer!

18. 2026-03-01
    historical
19. 2025-07-10
    listed $1,700,000 Active
20. 2025-03-04
    historical
21. 2025-01-11
    listed $1,995,000 Active
22. 2025-01-10
    historical
23. 2013-10-13
    historical
24. 2012-10-22
    listed $1,049,000
25. 2012-09-11
    historical
26. 2012-06-13
    listed $995,000
27. 1980-02-01
    soldstatus $127,500

ⓘ 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: $12,535 · $1,045/mo
• Projected year-2 tax: $20,700 · $1,725/mo
• Expected delta: +$8,165/yr (+$680/mo · 65.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $85,200
• − Mortgage interest: −$95,675
• − Property taxes: −$12,535
• − Insurance: −$9,206
• − Repairs & maintenance: −$6,816
• − Management: −$6,816
• − Depreciation: −$49,687
• Taxable loss: −$95,536
• Est. tax savings @ 24.0%: +$22,929
• After-tax cash flow: $-38,988/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: Roslyn Union Free School District
• NCES district ID: 3625050
• Math proficiency: 83% ▼ -2.00%
• Reading proficiency: 82% ▲ 3.00%
• Median HH income: $128,640
• Composite: 77.26/100
• National rank: #101
• State rank: #28 of 590 in NY

Livability — East Hills

• Score: 77/100
• State rank: #207
• US rank: #3190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hills, NY
• City population: 12,771
• Population (ZIP): 12,796

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 (69%)
• Race & ethnicity: White 69% Asian 19% Hispanic / Latino 6% Two or more races 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 11% Scotch-Irish 7% Italian 3%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 71% English-only · Other Indo-European 11% Korean 4% Chinese 4%

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: ▲ 7.48%
• Current HPI: 305.952
• 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

+1239.6% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $1,708,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Listed $1,780,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-10 Listed $1,700,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-11 Listed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-10 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2013-10-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-10-22 Listed $1,049,000 OneKey® MLS as Distributed by MLS Grid
• 2012-09-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-06-13 Listed $995,000 OneKey® MLS as Distributed by MLS Grid
• 1980-02-01 Sold (Public Records) $127,500 Public Records

Property tax history

-3.2%/yr

Latest (2024): $12,535 · -57.2% YoY. Source: county tax records.