178 S Long Beach Rd · Rockville Centre, NY 11570

$570,000

None bd · 2.5 ba · 2,232 sqft · MultiFamily public records · 22 Days on market

Built 1959 6,300 sqft lot $255/sqft · 59% below area

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Why this score? — see what drove the C 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).

• Cash flow +20.0/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• 1% rule +6.4/10.0
• DSCR +6.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Public online Auction: Bidding opens 5/26/26 @ 11 AM & Ends 5/28/26 11 AM (approx). The price of property exclusively represents the suggested opening bid & not the price of the property. Sold "as-is". Great opportunity for a buyer who does their homework & is looking to purchase a 2 family fixer-upper in RVC/Oceanside SD. Registration deadline 5/27/26 4 PM . Please read all information-your due diligence is necessary

Key facts

• 6,300 sq ft lot
• 2 garage spots
• Built 1959

Property features AI

Finance

• Financial info: Tax year 2024 (tax amount provided but excluded per instructions)
• HOA & community: One-time buyer's premium (additional fee of $0.03)

Exterior

• Parking: Driveway; Garage with 2 spaces
• Utilities: Public sewer; Utilities: see remarks
• Home design: Duplex; Property described as actual condition and fixer
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront; No additional parcels

Interior

• Heating & cooling: No central cooling; Heating noted as 'See Remarks' / Other
• Interior features: Other interior features; Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $570k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive. Per door: $349/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $570k).
• Recommended offer: $561k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.5% in Rockville Centre — 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 86/100 on livability (#17 in NY, #365 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Oceanside Union Free School District (suburban): math 69% / reading 77% proficiency, ranked #75 of 590 in NY (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: School 4 (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 298 students, 20% FRL); School 9M-Oceanside Middle School (math 48% / reading 61%, grade B-, #214 of 729 statewide, top 31%, 817 students, 16% FRL); School 7-Oceanside Senior High School (math 91% / reading 96%, grade A+, #131 of 1,100 statewide, top 13%, 1,692 students, 20% FRL).
• Market conditions: 143 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $6,481/mo this rent would consume 49% of the median local household income ($157k/yr) (locally 732% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 22 days — a 2% lower offer ($561k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 71% 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 $561,450 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,389,557
• List price: $570,000
• Delta: -58.98%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Chestnut St	0.64mi	5/2.0	2,128 (-5%)	9mo	$900,000	$423	53

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-47,479
• Equity at exit: $84,989

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $17,547
• Equity at exit: $49,283

Cash invested: $159,600 (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 11570

• Active inventory: 143
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $6,481 high
• Mortgage (P&I): −$2,989
• Tax from tax record: −$1,195 /mo · $14,338/yr
• Insurance: −$238
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,361
• Net cashflow: $699

Break-even live

Break-even rent $5,597

Max offer price $570,000

Occupancy floor 84%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,480
Total (2 units)			$6,481

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: $142,500
• Closing costs: $17,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Fairview Ave Oceanside, NY	1.0	2.5	1954	$1,900	$0.97	43d	1	0.53mi
2701 Magee Pl Unit 2 Oceanside, NY	2.0	1.0	1500	$3,100	$2.07	43d	1	0.72mi
40 Southard Ave Rockville Centre, NY	2.0	1.0	1939	$2,650	$1.37	43d	1	0.98mi
80 N Centre Ave Rockville Centre, NY	3.0	1.0–3.5	1254	$4,918	$3.92	1d	1	0.98mi
311 Marina Pointe Dr Oceanside, NY	2.0	2.5	1700	$5,200	$3.06	43d	1	1.21mi
44 Jefferson Ave Unit Second Floor Lynbrook, NY	2.0	1.0	1452	$2,850	$1.96	43d	1	1.44mi
56 4th Ave Unit 3 East Rockaway, NY	1.0	1.0	1528	$2,100	$1.37	43d	1	1.50mi

Listing history 5 events

1. 2026-06-02
   status $570,000 Pending 22 DOM
2. 2026-06-01
   days on market $570,000 Active 22 DOM
3. 2026-05-31
   days on market $570,000 Active 21 DOM
4. 2026-05-11
   listed $570,000 Active 450-char remark
5. 2026-05-08
   historical $570,000 450-char remark

ⓘ 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: $14,338 · $1,195/mo
• Projected year-2 tax: $14,338 · $1,195/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,772
• − Mortgage interest: −$31,929
• − Property taxes: −$14,338
• − Insurance: −$2,850
• − Repairs & maintenance: −$6,222
• − Management: −$6,222
• − Depreciation: −$16,582
• Taxable loss: −$370
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $8,471/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: Oceanside Union Free School District
• NCES district ID: 3621570
• Math proficiency: 69% ▼ -1.00%
• Reading proficiency: 77% ▲ 13.00%
• Median HH income: $100,802
• Composite: 66.68/100
• National rank: #410
• State rank: #75 of 590 in NY

Livability — Rockville Centre

• Score: 86/100
• State rank: #17
• US rank: #365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville Centre, NY
• County: Nassau County · 653,051 people
• City population: 28,908
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,908
• Household income: $157,163
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 732.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Romanian 4% Scotch-Irish 4% Subsaharan African 1%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 5% 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: ▼ -731.15%
• Current HPI: 275.9882
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $570,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $570,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2024): $14,338 · -2.0% YoY. Source: county tax records.