106 Woods Dr

East Hills, NY 11576

$1,708,000D

5 bd · 4.0 ba · 2,948 sqft · Built 1980 · SingleFamily · Active · 103 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $7,100/mo
• Mortgage (P&I): −$8,957
• Tax + insurance: −$1,812
• HOA: −$0
• Vac / Maint / Mgmt: −$1,491
• Net cashflow: $-5,160/mo
• Annual: $-61,917/yr
• Cap rate: 2.71%
• Cash-on-cash: -12.81%
• DSCR: 0.43
• 1% rule: 0.42%
• Cash to close: $478,240

Investor read

• This is a 5-bed/4.0-bath single-family listed at $1.71M.
• 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).
• It's been on market 103 days — a 9% lower offer ($1.55M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $710k (58.4% below list) — sets the bar for 1% rule.
• In year one you build about $140k of equity ($12k loan paydown + $128k appreciation (7.5% local appreciation)).
• 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.
• Watch-outs: flood insurance adds $56/mo.
• 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).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• By year 2, paydown + projected appreciation supports a ~$223k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.

Questions for listing agent

• 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?
• 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?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.