17 Sinclair Martin Dr · Roslyn, NY 11576

$1,985,000

4 bd · 2.0 ba · 1,822 sqft · SingleFamily public records · 8 Days on market

Built 1943 7,500 sqft lot

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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).

• Appreciation +8.7/10.0
• Schools +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• 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

Nestled within Roslyn’s historic Sinclair Martin enclave, this exceptional residence offers a rare blend of timeless architectural character and sophisticated modern living. Extensively expanded and completely reimagined in 2020, this turnkey home showcases exceptional craftsmanship, designer finishes, and a level of quality rarely found in todays market. A beautifully landscaped approach, framed by impressive stonework and mature plantings, sets the tone for what awaits inside. The welcoming foyer introduces a thoughtfully curated interior where custom millwork, elegant moldings, coffered ceilings, bay windows, and rich architectural details create an atmosphere of warmth and refinem

Key facts

• Coffered ceilings
• Extensively expanded
• Custom millwork

Tags

• EXTENSIVELY EXPANDED
• IMPRESSIVE STONEWORK
• CUSTOM MILLWORK
• ELEGANT MOLDINGS
• COFFERED CEILINGS
• BAY WINDOWS

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Security: Security system; Video cameras
• Utilities: Public sewer; Trash collection service
• Home design: Single-family residence; Two levels
• Construction: Brick construction
• Exterior features: Gas grill; Outdoor kitchen; Back yard; Patio

Interior

• Kitchen: Convection oven; Microwave; Refrigerator
• Bedrooms: Bedrooms across two levels
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Oil heating; Central air conditioning; 2 fireplaces (electric and wood-burning)
• Interior features: First-floor bedroom; Formal dining room; Wet bar; Finished basement; Full attic; Patio
• Laundry & utility: Washer; Dryer; Dehumidifier

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.99M.

Deal economics

• At list price, monthly cash flow is $-6k ($-71k/yr) — negative.
• To cash-flow at today's rent, offer at most $945k (52.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $826k (58.4% below list).
• Recommended offer: $826k (58.4% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 4.6% in Roslyn — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#63 in NY, #910 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: 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.
• Zoned schools: Roslyn Heights Elementary School (345 students, 20% FRL); Roslyn Middle School (math 78% / reading 82%, grade A+, #28 of 729 statewide, top 4%, 766 students, 16% FRL); Roslyn High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,035 students, 15% FRL).
• Market conditions: 81 active listings in the ZIP; 2 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 $162k of equity ($14k loan paydown + $149k 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 ~$260k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $490k; list at $1.99M implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $826,057 (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. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.73%
• Cash-on-cash: -12.71%
• DSCR: 0.43
• GRM: 20.0

CMA / ARV

• ARV (on-the-fly): $978,414
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Sinclair Martin Dr	0.01mi	3/2.5 (-1)	1,788 (-2%)	0mo	$1,350,000	$755	89
64 Bryant Ave	0.20mi	3/2.0 (-1)	1,916 (+5%)	0mo	$950,000	$496	77
32 Church St	0.15mi	4/3.0	1,818 (-0%)	16mo	$990,000	$545	75
130 Main St	0.53mi	4/2.0	1,850 (+2%)	16mo	$665,000	$359	60
1649 Northern Blvd	0.17mi	3/2.5 (-1)	1,980 (+9%)	15mo	$715,000	$361	58
12 Pine Dr S	0.60mi	3/2.0 (-1)	1,690 (-7%)	8mo	$1,255,000	$743	48
1127 Old Northern Blvd	0.62mi	3/2.5 (-1)	1,629 (-11%)	13mo	$875,000	$537	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.68×
• Total profit: $377,138
• Equity at exit: $1,438,908

10-year hold

• IRR: 10.5%
• Equity multiple: 3.47×
• Total profit: $1,371,169
• Equity at exit: $2,792,674

Cash invested: $555,800 (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: $8,261 medium
• Mortgage (P&I): −$10,410
• Tax from tax record: −$1,175 /mo · $14,104/yr
• Insurance: −$827
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,735
• Net cashflow: $-5,886

Break-even live

Break-even rent $15,711

Max offer price $945,191

Occupancy floor —

Sensitivity live

Price	-10% $-4,762	-5% $-5,324	+0% $-5,886	+5% $-6,448	+10% $-7,010
Rent	-10% $-6,539	-5% $-6,212	+0% $-5,886	+5% $-5,560	+10% $-5,234
Rate	-1.0pp $-4,886	-0.5pp $-5,381	base $-5,886	+0.5pp $-6,400	+1.0pp $-6,924

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: $496,250
• Closing costs: $59,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Main St Roslyn, NY	3.0	2.5	1462	$9,200	$6.29	1d	1	0.50mi
41 Woodbine Rd Roslyn Heights, NY	4.0	2.0	1769	$6,000	$3.39	21d	1	1.44mi

Listing history 7 events

1. 2026-06-18
   days on market $1,985,000 Active 8 DOM
2. 2026-06-17
   days on market $1,985,000 Active 7 DOM
3. 2026-06-16
   days on market $1,985,000 Active 6 DOM
4. 2026-06-15
   days on market $1,985,000 Active 5 DOM
5. 2026-06-13
   days on market $1,985,000 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $1,985,000 Active 2 DOM

ⓘ 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: $14,104 · $1,175/mo
• Projected year-2 tax: $23,825 · $1,985/mo
• Expected delta: +$9,721/yr (+$810/mo · 68.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 52% 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: $99,127
• − Mortgage interest: −$111,191
• − Property taxes: −$14,104
• − Insurance: −$9,925
• − Repairs & maintenance: −$7,930
• − Management: −$7,930
• − Depreciation: −$57,745
• Taxable loss: −$109,699
• Est. tax savings @ 24.0%: +$26,328
• After-tax cash flow: $-44,306/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 — Roslyn

• Score: 83/100
• State rank: #63
• US rank: #910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roslyn, NY
• City population: 12,796
• 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

+663.5% since first listed

4 events — show timeline

• 2026-06-10 Listed $1,985,000 OneKey® MLS as Distributed by MLS Grid
• 2000-12-26 Sold (Public Records) $490,000 Public Records
• 1996-05-31 Sold (Public Records) $250,000 Public Records
• 1991-01-09 Sold (Public Records) $260,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $14,104 · -3.6% YoY. Source: county tax records.