324 Post Ave Unit 9F · Westbury, NY 11590

$345,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 38 Days on market

Built 1952

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Why this score? — see what drove the F 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 +6.2/30.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Entry Foyer, Large Living Room And Dining Room Combo, All Newly Finished Oak Floors, New Eat In Kitchen With Stainless Appliances, New Bath, Wall To Wall Carpet In Master And 2nd Bedroom, Freshly Painted, Ample Closets., Additional information: Appearance:Mint,Interior Features:Lr/Dr

Key facts

• Parking
• Built 1952
• Listed 38 days

Property features AI

Finance

• Other: Property is set back from Post Avenue; near Northern State Parkway (Post Avenue exit)
• HOA & community: Has association

Exterior

• Parking: Assigned private parking in lot; Total of 1 parking space; Monthly parking fee
• Utilities: Public sewer; Cable available; Electricity available and connected; Natural gas available and connected; Sewer connected; Trash collection (private); Water available and connected
• Home design: Stock cooperative; One main level entry; Two stories total; Entry level: 1
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront; Bicycle room

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Refrigerator; Stainless steel appliances; Granite counters; Eat-in kitchen; Breakfast bar
• Bedrooms: Bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (oil); Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Breakfast bar; Built-in features; Ceiling fan(s); Eat-in kitchen; Entrance foyer; Granite counters; Open floorplan; Recessed lighting; Blinds; Insulated windows; Window screens; No basement; Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $-682 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $335k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.1% vs local median 3.2% in Westbury — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#263 in NY, #4,136 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities D-, cost of living F.
• Westbury Union Free School District (suburban): math 28% / reading 43% proficiency, ranked #531 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Powells Lane School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 486 students, 60% FRL); Westbury Middle School (math 5% / reading 32%, grade F, #689 of 729 statewide, top 95%, 1,053 students, 61% FRL); Westbury High School (math 79% / reading 75%, grade A-, #583 of 1,100 statewide, top 56%, 1,541 students, 59% FRL).
• Market conditions: 186 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 38 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $175k; list at $345k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; HOA is 31% of rent; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 39% 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 $334,650 (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 38 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 1952 — 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: 1.05% ✓
• Cap rate: 4.11%
• Cash-on-cash: -7.78%
• DSCR: 0.65
• GRM: 7.9

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: -30.9%
• Equity multiple: -0.02×
• Total profit: $-98,585
• Equity at exit: $51,441

10-year hold

• IRR: -32.1%
• Equity multiple: -0.44×
• Total profit: $-138,667
• Equity at exit: $29,829

Cash invested: $96,600 (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 11590

• Active inventory: 186
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,627 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA est. from 1 same-building comp: −$1,108
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $-682

Break-even live

Break-even rent $4,491

Max offer price $246,285

Occupancy floor —

Sensitivity live

Price	-10% $-444	-5% $-563	+0% $-682	+5% $-801	+10% $-921
Rent	-10% $-969	-5% $-825	+0% $-682	+5% $-539	+10% $-396
Rate	-1.0pp $-508	-0.5pp $-594	base $-682	+0.5pp $-772	+1.0pp $-863

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Wilson Ave Unit 1ST Westbury, NY	3.0	1.0	950	$3,900	$4.11	26d	1	0.06mi
157 Post Ave Apt 302 Westbury, NY	1.0	1.0	750	$3,200	$4.27	45d	1	0.47mi
130 Post Ave Westbury, NY	1.0	1.0	748	$2,900	$3.88	5d	2	0.52mi
130 Post Ave Westbury, NY	1.0	1.0	748	$3,250	$4.34	20d	2	0.52mi
461 Railroad Ave Westbury, NY	2.0	1.0–2.0	808	$4,679	$5.79	0d	15	0.57mi
22 Lexington Ave Westbury, NY	2.0	1.0	1109	$3,350	$3.02	45d	1	0.74mi
31 Lenox Ave Westbury, NY	1.0	1.0	900	$2,300	$2.56	19d	1	0.80mi
1299 Corporate Dr Westbury, NY	1.0–3.0	1.0–2.0	1073	$4,286	$3.99	0d	1	1.24mi
695 Merrick Ave Westbury, NY	1.0	1.5	1167	$5,699	$4.88	0d	1	1.42mi
378 Trotting Ln #378 Westbury, NY	1.0	1.5	989	$4,200	$4.25	26d	1	1.47mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-07
   statusdays on market $345,000 Pending 38 DOM
2. 2026-06-04
   days on market $345,000 Active 36 DOM
3. 2026-06-03
   days on market $345,000 Active 35 DOM
4. 2026-06-02
   days on market $345,000 Active 34 DOM
5. 2026-06-01
   days on market $345,000 Active 33 DOM
6. 2026-05-31
   days on market $345,000 Active 32 DOM
7. 2026-04-29
   listed $345,000 Active 1498-char remark
8. 2015-05-18
   soldstatus $175,000 Closed 219-char remark

   Show marketing remark (219 chars)

   Entry Foyer, Large Living Room And Dining Room Combo, All Newly Finished Oak Floors, New Eat In Kitchen With Stainless Appliances, New Bath, Wall To Wall Carpet In Master And 2nd Bedroom, Freshly Painted, Ample Closets.

9. 2015-05-18
   soldstatus $175,000

   Show marketing remark (219 chars)

   Entry Foyer, Large Living Room And Dining Room Combo, All Newly Finished Oak Floors, New Eat In Kitchen With Stainless Appliances, New Bath, Wall To Wall Carpet In Master And 2nd Bedroom, Freshly Painted, Ample Closets.

10. 2014-12-29
    status Under Contract 219-char remark

    Show marketing remark (219 chars)

    Entry Foyer, Large Living Room And Dining Room Combo, All Newly Finished Oak Floors, New Eat In Kitchen With Stainless Appliances, New Bath, Wall To Wall Carpet In Master And 2nd Bedroom, Freshly Painted, Ample Closets.

11. 2014-09-19
    listed $185,000 New 219-char remark

    Show marketing remark (284 chars)

    Entry Foyer, Large Living Room And Dining Room Combo, All Newly Finished Oak Floors, New Eat In Kitchen With Stainless Appliances, New Bath, Wall To Wall Carpet In Master And 2nd Bedroom, Freshly Painted, Ample Closets., Additional information: Appearance:Mint,Interior Features:Lr/Dr

12. 2014-09-19
    listed $185,000

    Show marketing remark (284 chars)

    Entry Foyer, Large Living Room And Dining Room Combo, All Newly Finished Oak Floors, New Eat In Kitchen With Stainless Appliances, New Bath, Wall To Wall Carpet In Master And 2nd Bedroom, Freshly Painted, Ample Closets., Additional information: Appearance:Mint,Interior Features:Lr/Dr

13. 2013-12-31
    historical
14. 2013-06-20
    listed $189,999

ⓘ 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) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $43,527
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$2,392
• − Repairs & maintenance: −$3,482
• − Management: −$3,482
• − HOA: −$13,296
• − Depreciation: −$10,036
• Taxable loss: −$13,661
• Est. tax savings @ 24.0%: +$3,279
• After-tax cash flow: $-4,908/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: Westbury Union Free School District
• NCES district ID: 3630960
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $77,391
• Composite: 33.33/100
• National rank: #5498
• State rank: #531 of 590 in NY

Livability — Westbury

• Score: 75/100
• State rank: #263
• US rank: #4136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westbury, NY
• County: Nassau County · 653,051 people
• City population: 47,599
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 47,599
• Household income: $152,960
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 730.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 37% White 31% Two or more races 16% Black 15% Asian 12%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Scotch-Irish 2%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 48% English-only · Spanish 33% Other Indo-European 7% French/Haitian/Cajun 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: ▼ -665.76%
• Current HPI: 340.5834
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+81.6% since first listed

9 events — show timeline

• 2026-06-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $345,000 OneKey® MLS as Distributed by MLS Grid
• 2015-05-18 Sold (MLS) $175,000 MLSLI
• 2015-05-18 Sold (MLS) $175,000 OneKey® MLS as Distributed by MLS Grid
• 2014-12-29 Pending — MLSLI
• 2014-09-19 Listed $185,000 MLSLI
• 2014-09-19 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-06-20 Listed $189,999 OneKey® MLS as Distributed by MLS Grid