325 N Service Rd · Roslyn Heights, NY 11577

$825,000

4 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 40 Days on market

Built 1963 5,992 sqft lot $573/sqft · 27% below area Est $1134k · 27% 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 +7.8/10.0
• Cash flow +6.8/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This Cape Cod Home in Desirable Roslyn Heights Boast 4 Bedrooms, 2 Full Bathrooms, EIK, Dining Room, Living Room, Enclosed Porch with Lots of Windows. Full Basement with lots of room for storage. 1 Car Garage . New Burner. This won't last. Make this Your Dream Home By Adding Your Personal Touches.

Key facts

• 5,992 sq ft lot
• Garage
• Built 1963

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Electricity connected (PSEG); Public sewer; Public water; Trash collection (public)
• Home design: Single-family residence; Two levels
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator; Eat-in kitchen
• Bedrooms: Two levels (total bedrooms not explicitly listed)
• Flooring: Hardwood; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Wall/window air-conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Finished full basement
• Laundry & utility: Washer; Dryer; Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $825k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $586k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $568k (31.1% below list).
• Recommended offer: $568k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#98 in NY, #1,499 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+, cost of living F.
• Herricks Union Free School District (suburban): math 86% / reading 84% proficiency, ranked #26 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Herricks Middle School (math 76% / reading 84%, grade A+, #28 of 729 statewide, top 4%, 1,079 students, 17% FRL); Herricks High School (math 100% / reading 82%, grade A+, #226 of 1,100 statewide, top 21%, 1,433 students, 18% FRL).
• Market conditions: 71 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k of loan paydown is wiped out by about $25k 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 40 days — a 3% lower offer ($800k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $220k; list at $825k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; major wind risk, 50% 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 $568,195 (31.1% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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. 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. 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?
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 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: 0.69% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 12.1

CMA / ARV

• ARV (median comp): $1,133,539
• List price: $825,000
• Delta: -27.22%
• 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
5 Garfield Pl	0.25mi	3/2.0 (-1)	1,493 (+4%)	5mo	$880,000	$589	73
174 Parkside Dr	0.62mi	3/2.0 (-1)	1,431 (-1%)	4mo	$942,500	$659	62
66 Harvard St	0.51mi	3/2.0 (-1)	1,400 (-3%)	12mo	$907,000	$648	57
131 Powerhouse Rd	0.21mi	3/2.0 (-1)	1,269 (-12%)	12mo	$785,000	$619	56
29 Garfield Pl	0.24mi	3/1.5 (-1)	1,585 (+10%)	13mo	$680,000	$429	54
201 Elm St	0.59mi	4/3.0	1,399 (-3%)	12mo	$860,000	$615	54
137 Arleigh Dr	0.72mi	4/2.0	1,410 (-2%)	12mo	$970,000	$688	52
61 Harvard St	0.49mi	4/2.0	1,313 (-9%)	15mo	$749,000	$570	50
53 Harvard St	0.47mi	3/2.0 (-1)	1,314 (-9%)	14mo	$775,000	$590	47
27 Russell St	0.74mi	3/2.0 (-1)	1,376 (-4%)	10mo	$925,000	$672	45
79 Appletree Ln	0.64mi	4/1.5	1,628 (+13%)	2mo	$870,000	$534	44
225 Garden St	0.65mi	3/2.0 (-1)	1,299 (-10%)	13mo	$660,000	$508	37

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: -28.5%
• Equity multiple: 0.05×
• Total profit: $-219,534
• Equity at exit: $123,010

10-year hold

• IRR: -27.7%
• Equity multiple: -0.30×
• Total profit: $-301,237
• Equity at exit: $71,331

Cash invested: $231,000 (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 11577

• Home prices YoY: -28.9%
• Active inventory: 71
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $5,682 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$1,114 /mo · $13,364/yr
• Insurance: −$344
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,193
• Net cashflow: $-1,351

Break-even live

Break-even rent $7,392

Max offer price $586,415

Occupancy floor —

Sensitivity live

Price	-10% $-884	-5% $-1,117	+0% $-1,351	+5% $-1,584	+10% $-1,818
Rent	-10% $-1,799	-5% $-1,575	+0% $-1,351	+5% $-1,126	+10% $-902
Rate	-1.0pp $-935	-0.5pp $-1,141	base $-1,351	+0.5pp $-1,564	+1.0pp $-1,782

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 B Jefferson Ct Roslyn Heights, NY	3.0	1.5	1200	$4,450	$3.71	25d	1	0.50mi
45 Roslyn Rd Roslyn Heights, NY	5.0	3.0	1121	$5,500	$4.91	25d	1	0.87mi
94 Main St Roslyn, NY	3.0	2.5	1462	$9,200	$6.29	0d	1	0.97mi
1353 Old Northern Blvd Roslyn, NY	3.0	2.0	1200	$4,750	$3.96	45d	1	1.18mi
112 Wentworth Ave Albertson, NY	3.0	1.5	1176	$5,200	$4.42	45d	1	1.26mi
405 I U Willets Rd Roslyn Heights, NY	3.0	2.0	1691	$5,000	$2.96	18d	1	1.46mi

Listing history 16 events

1. 2026-06-17
   status $825,000 Pending 40 DOM
2. 2026-06-16
   days on market $825,000 Active 40 DOM
3. 2026-06-15
   days on market $825,000 Active 39 DOM
4. 2026-06-13
   days on market $825,000 Active 37 DOM
5. 2026-06-13
   days on market $825,000 Active 36 DOM
6. 2026-06-09
   days on market $825,000 Active 33 DOM
7. 2026-06-08
   days on market $825,000 Active 32 DOM
8. 2026-06-07
   days on market $825,000 Active 31 DOM
9. 2026-06-04
   days on market $825,000 Active 28 DOM
10. 2026-06-03
    days on market $825,000 Active 27 DOM
11. 2026-06-02
    days on market $825,000 Active 26 DOM
12. 2026-06-01
    days on market $825,000 Active 25 DOM
13. 2026-05-31
    days on market $825,000 Active 24 DOM
14. 2026-05-16
    price $825,000 299-char remark
15. 2026-05-02
    listed $859,000 Active 299-char remark
16. 1996-02-14
    soldstatus $220,000

ⓘ 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: $13,364 · $1,114/mo
• Projected year-2 tax: $13,653 · $1,138/mo
• Expected delta: +$289/yr (+$24/mo · 2.2%)

ⓘ 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) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,183
• − Mortgage interest: −$46,213
• − Property taxes: −$13,364
• − Insurance: −$4,792
• − Repairs & maintenance: −$5,455
• − Management: −$5,455
• − Depreciation: −$24,000
• Taxable loss: −$31,094
• Est. tax savings @ 24.0%: +$7,463
• After-tax cash flow: $-8,744/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: Herricks Union Free School District
• NCES district ID: 3614280
• Math proficiency: 86% ▬ 0.00%
• Reading proficiency: 84% ▲ 1.00%
• Median HH income: $115,771
• Composite: 78.11/100
• National rank: #84
• State rank: #26 of 590 in NY

Livability — Roslyn Heights

• Score: 81/100
• State rank: #98
• US rank: #1499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roslyn Heights, NY
• Population (ZIP): 12,771

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 22% Hispanic / Latino 10% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2%
• Common ancestry: Scotch-Irish 6% Romanian 4% Danish 2%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Indo-European 11% Chinese 9% Spanish 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: ▼ -125.67%
• Current HPI: 308.3566
• 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

+275.0% since first listed

4 events — show timeline

• 2026-06-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-16 Price Changed $825,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-02 Listed $859,000 OneKey® MLS as Distributed by MLS Grid
• 1996-02-14 Sold (Public Records) $220,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $13,364 · -1.5% YoY. Source: county tax records.