89 Bellevue Ave · Oceanside, NY 11572

$749,000

4 bd · 2.0 ba · 2,140 sqft · SingleFamily public records · 22 Days on market

Built 1924 4,000 sqft lot $350/sqft · 15% below area Est $884k · 15% 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 +14.4/15.0
• Cash flow +8.1/30.0
• Schools +6.7/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to this Charming Colonial located in the heart of Oceanside. This inviting residence offers 4 generously sized Bedrooms and 2 Full Baths, Enjoy an Eat-in Kitchen, and a formal dining room, perfect for everyday living and entertaining. The sun filled living room features a cozy fireplace adding comfort and charm, while a versatile den offers flexible living space. The primary suite includes a walk-in closet and access to a Jack and Jill bathroom. Additional highlights include abundant closet space, an attic, a full basement for storage, and in-ground sprinklers. Conveniently located near shopping, restaurants, and transportation. An ideal blend of comfort, space and location.

Key facts

• Formal dining room
• Versatile den
• Walk-in closet

Tags

• EAT-IN KITCHEN
• FORMAL DINING ROOM
• SUN FILLED LIVING ROOM
• COZY FIREPLACE
• VERSATILE DEN
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Private driveway; Garage (1-car)
• Utilities: Public sewer; Electric service by PSEG; Natural gas connected
• Home design: Single family residence
• Construction: Brick construction
• Exterior features: Brick exterior; Back yard fencing; Detached garage structure

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: Bedrooms located on multiple levels
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor full bath; Eat-in kitchen; Formal dining room; Washer/dryer hookup; Basement access with storage and unfinished space; Full attic with pull-down stairs and storage; Eight total rooms; Three or more levels
• Laundry & utility: Laundry hookups in multiple locations

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $749k.

Deal economics

• At list price, monthly cash flow is $-727 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $621k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $546k (27.0% below list).
• Recommended offer: $546k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.9% in Oceanside — 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 (#15 in NY, #340 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: 173 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 $22k 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 ($738k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $546,428 (27.0% 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. Built in 1924 — 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: 0.73% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 11.4

CMA / ARV

• ARV (median comp): $884,453
• List price: $749,000
• Delta: -15.31%
• 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
222 Chance Dr	0.34mi	3/2.0 (-1)	2,100 (-2%)	2mo	$900,000	$429	75
42 Homecrest Ct	0.26mi	3/3.0 (-1)	2,119 (-1%)	4mo	$790,000	$373	74
2962 Deen St	0.06mi	3/2.0 (-1)	1,868 (-13%)	7mo	$725,000	$388	65
60 Vermont Ave	0.71mi	4/2.5	2,163 (+1%)	6mo	$850,000	$393	58
3068 Xavier Pl	0.27mi	5/3.0 (+1)	2,342 (+9%)	6mo	$875,000	$374	57
110 Driscoll Ave	0.71mi	4/2.0	2,087 (-2%)	7mo	$875,000	$419	57
2752 Academy St	0.47mi	4/2.0	1,840 (-14%)	2mo	$880,000	$478	53
2900 Stevens St	0.43mi	5/2.0 (+1)	1,850 (-14%)	3mo	$800,000	$432	50
30 Gifford Ave	0.63mi	3/2.5 (-1)	1,937 (-10%)	2mo	$900,000	$465	46
3305 4th St	0.67mi	5/2.0 (+1)	1,903 (-11%)	0mo	$820,000	$431	45
2593 Loftus Ave	0.69mi	5/3.0 (+1)	2,300 (+8%)	5mo	$1,060,000	$461	42
2539 Washington Ave	0.67mi	5/3.0 (+1)	2,391 (+12%)	1mo	$1,100,000	$460	40

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-167,668
• Equity at exit: $111,678

10-year hold

• IRR: -18.0%
• Equity multiple: 0.02×
• Total profit: $-205,615
• Equity at exit: $64,760

Cash invested: $209,720 (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 11572

• Active inventory: 173
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $5,464 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$804 /mo · $9,646/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,147
• Net cashflow: $-727

Break-even live

Break-even rent $6,384

Max offer price $620,584

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3544 Woodward St Oceanside, NY	5.0	3.0	2750	$6,000	$2.18	19d	1	1.15mi
3380 Weidner Ave Unit MAIN Oceanside, NY	4.0	2.0	1500	$4,750	$3.17	17d	1	1.38mi

Listing history 1 events

1. 2026-04-30
   listed $749,000 Active 697-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: $9,646 · $804/mo
• Projected year-2 tax: $11,152 · $929/mo
• Expected delta: +$1,506/yr (+$126/mo · 15.6%)

ⓘ 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) · 71% 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: $65,571
• − Mortgage interest: −$41,956
• − Property taxes: −$9,646
• − Insurance: −$3,745
• − Repairs & maintenance: −$5,246
• − Management: −$5,246
• − Depreciation: −$21,789
• Taxable loss: −$22,055
• Est. tax savings @ 24.0%: +$5,293
• After-tax cash flow: $-3,430/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 — Oceanside

• Score: 86/100
• State rank: #15
• US rank: #340

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: Oceanside, NY
• City population: 30,627
• Population (ZIP): 30,627

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 16% Two or more races 11% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 5% Dominican 3%
• Common ancestry: Romanian 4% Scotch-Irish 4% Subsaharan African 2%
• Foreign-born: 14% · Canada, Jamaica, Dominican Republic
• Languages at home: 82% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -636.96%
• Current HPI: 299.06
• 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

2 events — show timeline

• 2026-05-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $749,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2024): $9,646 · +11.6% YoY. Source: county tax records.