2027 Oakland Ave · Seaford, NY 11793

$679,000

3 bd · 1.0 ba · 1,697 sqft · SingleFamily public records · 26 Days on market

Built 1954 0.26 ac lot $400/sqft · 21% below area Est $854k · 21% 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 +15.0/15.0
• Schools +7.1/10.0
• Cash flow +6.9/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2027 Oakland Ave. .. a perfect Wantagh Cape just waiting for it's new owner's touch! This solid and cozy 3 bedroom home brings you a welcoming entryway leading into an oversized living room coupled with a private sitting room/den separated by beautiful folding glass doors. Continuing on, your reach the well maintained kitchen area, a formal dining room area, two additional bedrooms or home work spaces, a full bathroom and yet another, massive space to spread out serving as a secondary living room or den coupled with French doors out to your massive backyard. Upstairs you find the entire floor dedicated as the primary with en-suite, complete with a balcony overlooking that beautif

Key facts

• Private sitting room
• Formal dining room
• Massive backyard

Tags

• WELCOMING ENTRYWAY
• OVERSIZED LIVING ROOM
• PRIVATE SITTING ROOM
• WELL MAINTAINED KITCHEN
• FORMAL DINING ROOM
• MASSIVE BACKYARD

Property features AI

Exterior

• Parking: Driveway and private off-street parking; 2-car garage
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected
• Home design: Single family residence; Living area per public records
• Construction: Frame construction
• Exterior features: Full front and back yard fencing; Not waterfront

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Formal dining room; Full basement
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $679k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $495k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $502k (26.0% below list).
• Recommended offer: $495k (27.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.3% in Seaford — 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 80/100 on livability (#115 in NY, #1,864 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Seaford Union Free School District (suburban): math 73% / reading 81% proficiency, ranked #53 of 590 in NY (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Seaford Manor School (math 92% / reading 87%, grade A+, #45 of 2,108 statewide, top 3%, 445 students, 10% FRL); Seaford Middle School (math 42% / reading 72%, grade B, #192 of 729 statewide, top 28%, 517 students, 15% FRL); Seaford Senior High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 658 students, 16% FRL).
• Market conditions: 122 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

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k 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 26 days — a 2% lower offer ($669k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $136k; list at $679k implies a 401% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $495,272 (27.1% 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 1954 — 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. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.56%
• DSCR: 0.71
• GRM: 11.3

CMA / ARV

• ARV (median comp): $854,237
• List price: $679,000
• Delta: -20.51%
• 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
2104 Fir St	0.30mi	4/2.0 (+1)	1,650 (-3%)	6mo	$775,000	$470	67
2175 Wantagh Park Dr	0.37mi	4/1.5 (+1)	1,610 (-5%)	6mo	$840,000	$522	62
2067 Jackson Ave	0.75mi	3/1.5	1,705 (+0%)	5mo	$775,000	$455	59
3615 Franklin St	0.57mi	3/2.0	1,600 (-6%)	6mo	$835,000	$522	55
2208 Seaford Ave	0.39mi	3/1.5	1,479 (-13%)	8mo	$870,000	$588	52
2310 Willow St	0.68mi	4/2.0 (+1)	1,774 (+4%)	0mo	$784,000	$442	51
3563 Wadena St	0.68mi	4/2.0 (+1)	1,650 (-3%)	5mo	$780,000	$473	50
3861 Wilburne Ave	0.65mi	3/2.0	1,558 (-8%)	3mo	$790,000	$507	50
2217 Fir St	0.44mi	3/2.0	1,486 (-12%)	6mo	$850,000	$572	50
1691 Lehigh Rd	0.68mi	2/1.0 (-1)	1,508 (-11%)	2mo	$690,000	$458	43
2296 Hampton Ave	0.65mi	4/2.0 (+1)	1,906 (+12%)	7mo	$795,000	$417	34
3495 Roanoke St	0.73mi	3/3.0	1,950 (+15%)	3mo	$865,000	$444	31

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: -27.6%
• Equity multiple: 0.07×
• Total profit: $-175,998
• Equity at exit: $101,241

10-year hold

• IRR: -25.7%
• Equity multiple: -0.25×
• Total profit: $-237,455
• Equity at exit: $58,708

Cash invested: $190,120 (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 11793

• Active inventory: 122
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $5,023 medium
• Mortgage (P&I): −$3,561
• Tax from tax record: −$1,165 /mo · $13,975/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,055
• Net cashflow: $-1,040

Break-even live

Break-even rent $6,340

Max offer price $495,272

Occupancy floor —

Sensitivity live

Price	-10% $-656	-5% $-848	+0% $-1,040	+5% $-1,232	+10% $-1,424
Rent	-10% $-1,437	-5% $-1,238	+0% $-1,040	+5% $-842	+10% $-643
Rate	-1.0pp $-698	-0.5pp $-867	base $-1,040	+0.5pp $-1,216	+1.0pp $-1,395

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: $169,750
• Closing costs: $20,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3883 Franklin Ave Seaford, NY	4.0	2.0	1593	$5,500	$3.45	44d	1	0.82mi
398 Harrison Ave Massapequa, NY	3.0	1.0	1098	$3,800	$3.46	44d	1	1.44mi

Listing history 11 events

1. 2026-06-12
   status $679,000 Pending 26 DOM
2. 2026-06-09
   days on market $679,000 Active 26 DOM
3. 2026-06-08
   days on market $679,000 Active 25 DOM
4. 2026-06-07
   days on market $679,000 Active 24 DOM
5. 2026-06-07
   days on market $679,000 Active 23 DOM
6. 2026-06-04
   days on market $679,000 Active 20 DOM
7. 2026-06-02
   days on market $679,000 Active 19 DOM
8. 2026-06-01
   days on market $679,000 Active 18 DOM
9. 2026-05-31
   days on market $679,000 Active 17 DOM
10. 2026-05-14
    listed $679,000 Active 1200-char remark
11. 1991-07-23
    soldstatus $135,500

ⓘ 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: $13,975 · $1,165/mo
• Projected year-2 tax: $13,975 · $1,165/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥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: $60,277
• − Mortgage interest: −$38,035
• − Property taxes: −$13,975
• − Insurance: −$3,395
• − Repairs & maintenance: −$4,822
• − Management: −$4,822
• − Depreciation: −$19,753
• Taxable loss: −$24,525
• Est. tax savings @ 24.0%: +$5,886
• After-tax cash flow: $-6,595/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: Seaford Union Free School District
• NCES district ID: 3626400
• Math proficiency: 73% ▼ -2.00%
• Reading proficiency: 81% ▲ 11.00%
• Median HH income: $106,919
• Composite: 70.59/100
• National rank: #257
• State rank: #53 of 590 in NY

Livability — Seaford

• Score: 80/100
• State rank: #115
• US rank: #1864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seaford, NY
• City population: 21,588
• Population (ZIP): 31,497

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 8% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Portuguese 1%
• Foreign-born: 9% · Canada, China, Dominican Republic
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 4% Chinese 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: ▼ -842.25%
• Current HPI: 299.9785
• 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

+401.1% since first listed

3 events — show timeline

• 2026-06-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $679,000 OneKey® MLS as Distributed by MLS Grid
• 1991-07-23 Sold (Public Records) $135,500 Public Records

Property tax history

+3.8%/yr

Latest (2024): $13,975 · +4.0% YoY. Source: county tax records.