6 Hendrickson Ave · Elmont, NY 11003

$549,888

6 bd · 3.0 ba · 1,436 sqft · MultiFamily public records · 33 Days on market

Built 1926 2,184 sqft lot

---

Why this score? — see what drove the B- 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• Livability +4.0/5.0
• 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

2 Family Duplex, 3 Bedrooms, 2 Full Baths, 2 kitchens, 2 living rooms, separate 1 car garage , full basement, low taxes close to everything.

Key facts

• 2,184 sq ft lot
• Garage
• Built 1926

Property features AI

Exterior

• Parking: Detached private parking; 1-car garage
• Utilities: Public sewer available; Sewer service available
• Home design: Duplex
• Construction: Frame construction; Finished full basement
• Exterior features: Frame construction; Not waterfront; No additional parcels

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: At least one 3-bedroom unit
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Natural gas heating; No central cooling
• Interior features: Eat-in kitchen; Formal dining room; Primary bedroom on main level
• Laundry & utility: Basement with finished space (full basement)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $747/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $550k).
• Recommended offer: $533k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.1% in Elmont — 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 79/100 on livability (#134 in NY, #2,127 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Sewanhaka Central High School District (suburban): math 76% / reading 83% proficiency, ranked #43 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 141 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $16k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $154k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $550k implies a 963% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $533,391 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 6.6

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $6,237
• Equity at exit: $81,990

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $128,782
• Equity at exit: $47,544

Cash invested: $153,969 (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 11003

• Active inventory: 141
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $6,918 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$803 /mo · $9,639/yr
• Insurance: −$229
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,453
• Net cashflow: $1,494

Break-even live

Break-even rent $5,027

Max offer price $549,888

Occupancy floor 73%

Sensitivity live

Price	-10% $1,805	-5% $1,649	+0% $1,494	+5% $1,338	+10% $1,182
Rent	-10% $947	-5% $1,220	+0% $1,494	+5% $1,767	+10% $2,040
Rate	-1.0pp $1,771	-0.5pp $1,634	base $1,494	+0.5pp $1,351	+1.0pp $1,206

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,918
Total (2 units)			$6,918

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: $137,472
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   status Pending
2. 2026-04-11
   listed $549,888 Active
3. 2026-04-03
   historical $549,888
4. 2014-12-31
   soldstatus $51,720
5. 2010-08-19
   soldstatus $160,000
6. 1986-04-29
   soldstatus $38,000

ⓘ 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: $9,639 · $803/mo
• Projected year-2 tax: $9,639 · $803/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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,016
• − Mortgage interest: −$30,802
• − Property taxes: −$9,639
• − Insurance: −$3,416
• − Repairs & maintenance: −$6,641
• − Management: −$6,641
• − Depreciation: −$15,997
• Taxable income: $9,880
• Est. tax owed @ 24.0%: −$2,371
• After-tax cash flow: $15,553/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: Sewanhaka Central High School District
• NCES district ID: 3626520
• Math proficiency: 76% ▬ 0.00%
• Reading proficiency: 83% ▲ 9.00%
• Median HH income: $95,771
• Composite: 71.6/100
• National rank: #220
• State rank: #43 of 590 in NY

Livability — Elmont

• Score: 79/100
• State rank: #134
• US rank: #2127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmont, NY
• City population: 44,716
• Population (ZIP): 44,716

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 0.74)
• Race & ethnicity: Black 41% Hispanic / Latino 22% Asian 17% White 14% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 2%
• Common ancestry: Hispanic 12% Romanian 1%
• Foreign-born: 43% · Canada, Jamaica, China
• Languages at home: 53% English-only · Spanish 19% French/Haitian/Cajun 10% Other Indo-European 8%

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: ▼ -654.86%
• Current HPI: 346.1523
• 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

+1347.1% since first listed

6 events — show timeline

• 2026-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-11 Listed $549,888 OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Coming Soon $549,888 OneKey® MLS as Distributed by MLS Grid
• 2014-12-31 Sold (Public Records) $51,720 Public Records
• 2010-08-19 Sold (Public Records) $160,000 Public Records
• 1986-04-29 Sold (Public Records) $38,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $9,639 · +6.1% YoY. Source: county tax records.