100 Clinton Ave Unit 4M · Mineola, NY 11501

$345,000

1 bd · 1.5 ba · 1,100 sqft · Condo · 73 Days on market

Built 1970 ↓ 1% since listing

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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 +7.5/15.0
• Cash flow +7.0/30.0
• 1% rule +6.4/10.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious one-bedroom, one-and-a-half-bath co-op located at 100 Clinton Avenue in Mineola, New York. Situated on the fourth and top floor, this sun-filled home offers a desirable southern exposure and sliders that open to a private balcony, perfect for enjoying natural light throughout the day. The thoughtfully designed layout features a full kitchen, a generously sized living room, and a dedicated dining area ideal for both everyday living and entertaining. The primary bedroom includes an updated en-suite bathroom and a walk-in closet, providing comfort and convenience. Additional storage is abundant with a full secondary closet in the bedroom, and large coat closet. This we

Key facts

• Full kitchen
• Private balcony
• Walk-in closet

Tags

• PRIVATE BALCONY
• FULL KITCHEN
• DEDICATED DINING AREA
• UPDATED EN-SUITE BATHROOM
• WALK-IN CLOSET
• DEDICATED PARKING SPACE

Property features AI

Exterior

• Parking: Assigned parking (1 space); No carport; No parking fee
• Utilities: Public sewer; Electricity connected
• Home design: Stock cooperative
• Construction: Measured living area
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Gas range
• Bedrooms: Total rooms: 4
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water heating; Wall or window air conditioning units
• Interior features: Formal dining area; Entry level is on the 1st floor; Pets allowed (inquire for details)
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $-580 ($-7k/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: $324k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.5% vs local median 3.7% in Mineola — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 83/100 on livability (#58 in NY, #868 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Mineola Union Free School District (suburban): math 71% / reading 69% proficiency, ranked #113 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Jackson Avenue School (math 63% / reading 70%, grade B+, #575 of 2,108 statewide, top 27%, 417 students, 27% FRL); Mineola Middle School (math 66% / reading 57%, grade B+, #147 of 729 statewide, top 20%, 636 students, 32% FRL); Mineola High School (math 92% / reading 80%, grade A, #347 of 1,100 statewide, top 32%, 1,078 students, 34% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 95 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• This rent runs 34% of the median local income ($138k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 73 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 31% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,300 (6.0% 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 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 4.51%
• Cash-on-cash: -6.38%
• DSCR: 0.72
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.13×
• Total profit: $-84,409
• Equity at exit: $51,441

10-year hold

• IRR: -13.3%
• Equity multiple: 0.12×
• Total profit: $-85,306
• 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 11501

• Rents YoY: 4.9%
• Active inventory: 95
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,926 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,231
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $-580

Break-even live

Break-even rent $4,660

Max offer price $261,105

Occupancy floor —

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Clinton Ave Unit 1G Mineola, NY	1.0	1.0	750	$2,500	$3.33	44d	1	0.03mi
116 Searing Ave Unit PHS407 Mineola, NY	2.0	2.0	1297	$4,835	$3.73	1d	1	0.07mi
116 Searing Ave Unit PHN418 Mineola, NY	1.0	1.0	831	$4,215	$5.07	5d	1	0.08mi
116 Searing Ave Unit N322 Mineola, NY	2.0	2.0	1100	$4,435	$4.03	3d	1	0.08mi
100 Lincoln Ave Apt 14A Mineola, NY	1.0	1.0	900	$2,998	$3.33	25d	1	0.09mi
101 Searing Ave Unit 410 Mineola, NY	1.0	1.0	1155	$4,900	$4.24	10d	1	0.10mi
101 Searing Ave Unit 502 Mineola, NY	1.0	1.0	998	$4,400	$4.41	11d	1	0.10mi
101 Searing Ave Unit 301 Mineola, NY	1.0	1.0	1093	$4,600	$4.21	44d	1	0.10mi
101 Searing Ave Unit 210 Mineola, NY	1.0	1.0	1085	$4,900	$4.52	44d	1	0.10mi
101 Searing Ave Unit 307 Mineola, NY	2.0	2.0	1499	$6,500	$4.34	10d	1	0.10mi
119 Searing Ave Mineola, NY	2.0	1.0–2.0	946	$4,028	$4.26	1d	13	0.11mi
101 Jackson Ave Unit 2G Mineola, NY	2.0	1.0	969	$3,250	$3.35	25d	1	0.13mi
160 Garfield Ave Unit 1 Mineola, NY	2.0	1.0	1000	$3,450	$3.45	13d	1	0.16mi
147 Main St Unit 3B Mineola, NY	1.0	1.0	1100	$3,300	$3.00	44d	1	0.23mi
78 Roslyn Rd Unit 202 Mineola, NY	1.0	1.0	1050	$2,950	$2.81	5d	1	0.25mi
162 2nd St Unit 4 Mineola, NY	2.0	1.0	750	$3,600	$4.80	12d	1	0.28mi
269 Willis Ave Unit N Mineola, NY	1.0	1.0	750	$2,500	$3.33	13d	1	0.28mi
1 3rd St Unit 1033 Mineola, NY	1.0	1.0	700	$3,900	$5.57	44d	1	0.40mi
1 3rd St Unit 1025 Mineola, NY	1.0	1.0	1150	$4,850	$4.22	18d	1	0.40mi
1 3rd St Unit 921 Mineola, NY	1.0	1.0	700	$3,750	$5.36	44d	1	0.40mi
140 Old Country Rd Mineola, NY	1.0–2.0	1.0–2.0	912	$3,574	$3.92	1d	13	0.44mi
1 3rd Ave Mineola, NY	1.0–2.0	1.0–2.0	1140	$4,550	$3.99	1d	5	0.53mi
2 Laurel Dr Mineola, NY	2.0	1.0–2.0	641	$2,848	$4.44	1d	15	0.76mi
52 Hillside Ave Williston Park, NY	2.0	2.0	1300	$3,450	$2.65	5d	1	0.84mi
93 Lehigh St Williston Park, NY	1.0	1.0	800	$2,300	$2.88	44d	1	1.23mi
666 Willis Ave Williston Park, NY	2.0	1.0	700	$2,675	$3.82	25d	1	1.29mi
365 Stewart Ave Garden City, NY	1.0–2.0	1.0–2.0	1034	$3,220	$3.11	1d	1	1.29mi
725 Willis Ave Unit 12B Williston Park, NY	2.0	1.0	900	$3,200	$3.56	44d	1	1.42mi

HOA detail condo

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

Listing history 3 events

1. 2026-04-24
   status Pending
2. 2026-03-06
   price $345,000
3. 2026-01-21
   listed $349,999 Active

ⓘ 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) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,117
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$2,522
• − Repairs & maintenance: −$3,769
• − Management: −$3,769
• − HOA: −$14,772
• − Depreciation: −$10,036
• Taxable loss: −$12,253
• Est. tax savings @ 24.0%: +$2,941
• After-tax cash flow: $-4,017/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: Mineola Union Free School District
• NCES district ID: 3619500
• Math proficiency: 71% ▲ 5.00%
• Reading proficiency: 69% ▲ 8.00%
• Median HH income: $84,012
• Composite: 62.64/100
• National rank: #676
• State rank: #113 of 590 in NY

Livability — Mineola

• Score: 83/100
• State rank: #58
• US rank: #868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineola, NY
• County: Nassau County · 653,051 people
• City population: 21,641
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,641
• Household income: $137,665
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 489.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 14% Two or more races 10% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Russian 6% Romanian 6% Scotch-Irish 2%
• Foreign-born: 29% · Canada, China, South Korea
• Languages at home: 62% English-only · Other Indo-European 12% Spanish 11% Chinese 5%

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: ▼ -600.19%
• Current HPI: 327.4674
• Rent YoY: ▲ 4.88%
• 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

-1.4% since first listed

3 events — show timeline

• 2026-04-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $345,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-21 Listed $349,999 OneKey® MLS as Distributed by MLS Grid