60 Hempstead Ave Unit 1O · Lynbrook, NY 11563

$345,000

1 bd · 1.0 ba · 875 sqft · Condo · 37 Days on market

Built 1961

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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).

• Cash flow +10.9/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Livability +4.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coop W/ An In-Ground Heated Pool And Free Parking. One Br W/ Office Or Second Smaller Br, Lr, Kit, Full Bath. Water, Heat And Cooking Gas Included. Some New Appliances, Ac Units Are Gifts., Additional information: Appearance:Excellent,Business Located At:,Interior Features:Efficiency Kitchen,Rental Income:

Key facts

• Junior 4 co-op
• Flexible layout
• Bonus enclosed room

Tags

• JUNIOR 4 CO-OP
• FLEXIBLE LAYOUT
• UPDATED FULL BATHROOM
• BONUS ENCLOSED ROOM
• HOME OFFICE
• ABUNDANT CLOSET SPACE

Property features AI

Finance

• HOA & community: Association: Penbrook Owners Corp

Exterior

• Parking: Private parking lot with one space
• Utilities: Electric service by PSEG; Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone connected; Trash collection (public); Water connected
• Home design: Stock cooperative; Entry on level 1; Four-story building
• Construction: Brick construction
• Exterior features: Community pool; Sidewalks; No waterfront

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Refrigerator
• Bedrooms: One bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; First-floor full bath; Elevator; Entrance foyer; Galley-style kitchen; Home office
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (18.1% below list).
• Recommended offer: $283k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.2% in Lynbrook — 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 88/100 on livability (#10 in NY, #221 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Lynbrook Union Free School District (suburban): math 75% / reading 73% proficiency, ranked #72 of 590 in NY (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: West End School (math 82% / reading 82%, grade A+, #138 of 2,108 statewide, top 8%, 401 students, 0% FRL); Lynbrook South Middle School (math 37% / reading 67%, grade C+, #241 of 729 statewide, top 35%, 388 students, 13% FRL); Lynbrook Senior High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 850 students, 19% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 133 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 37 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $189k; list at $345k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $282,535 (18.1% 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 37 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. 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?
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 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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.2

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-65,555
• Equity at exit: $51,441

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-69,393
• 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 11563

• Active inventory: 133
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,825 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-152

Break-even live

Break-even rent $3,018

Max offer price $322,978

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Earle Ave Unit 2 Lynbrook, NY	1.0	1.0	600	$2,500	$4.17	24d	1	0.22mi
157 Hempstead Ave Unit B6 Lynbrook, NY	1.0	1.0	700	$2,700	$3.86	24d	1	0.26mi
112 Atlantic Ave Apt 71 Lynbrook, NY	2.0	1.0	760	$3,000	$3.95	13d	1	0.37mi
24 Doxsey Pl Unit 3 Lynbrook, NY	2.0	1.0	900	$3,300	$3.67	24d	1	0.43mi
8 Winthrop St Unit 2 Lynbrook, NY	1.0	1.0	600	$2,100	$3.50	43d	1	0.77mi
67 N Prospect Ave Unit 16C Lynbrook, NY	1.0	1.0	785	$3,030	$3.86	18d	1	0.88mi
80 N Centre Ave Rockville Centre, NY	3.0	1.0–3.5	1254	$3,962	$3.16	1d	1	1.08mi
65 Prospect Ave Apt 15W Lynbrook, NY	2.0	2.0	1060	$3,680	$3.47	22d	1	1.10mi
65 Prospect Ave Unit 2W Lynbrook, NY	1.0	1.0	800	$3,055	$3.82	43d	1	1.10mi
111 S Centre Ave Apt 1SS Rockville Centre, NY	2.0	1.0	950	$3,250	$3.42	4d	1	1.19mi
125 S Cottage St Valley Stream, NY	1.0–2.0	1.0–2.0	1143	$3,456	$3.02	1d	7	1.33mi
21 N Grove St Unit 2 Valley Stream, NY	1.0	1.0	700	$2,600	$3.71	22d	1	1.37mi
141 Munro Blvd Valley Stream, NY	1.0	1.0	1000	$1,300	$1.30	17d	1	1.43mi
45 Grand Ave Rockville Centre, NY	2.0	1.0	800	$3,000	$3.75	24d	1	1.43mi
55 Grand Ave Apt 2A Rockville Centre, NY	2.0	1.0	875	$3,000	$3.43	4d	1	1.46mi

HOA detail condo

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

Listing history 10 events

1. 2026-05-01
   status Pending
2. 2026-03-25
   listed $345,000 Active
3. 2026-01-06
   historical
4. 2025-11-19
   price $329,000
5. 2025-09-22
   listed $349,000 Active
6. 2018-09-20
   soldstatus $189,000 Closed 307-char remark

   Show marketing remark (307 chars)

   Coop W/ An In-Ground Heated Pool And Free Parking. One Br W/ Office Or Second Smaller Br, Lr, Kit, Full Bath. Water, Heat And Cooking Gas Included. Some New Appliances, Ac Units Are Gifts., Additional information: Appearance:Excellent,Business Located At:,Interior Features:Efficiency Kitchen,Rental Income:

7. 2018-07-30
   status Under Contract 307-char remark

   Show marketing remark (307 chars)

   Coop W/ An In-Ground Heated Pool And Free Parking. One Br W/ Office Or Second Smaller Br, Lr, Kit, Full Bath. Water, Heat And Cooking Gas Included. Some New Appliances, Ac Units Are Gifts., Additional information: Appearance:Excellent,Business Located At:,Interior Features:Efficiency Kitchen,Rental Income:

8. 2018-07-11
   listed $189,900 New 307-char remark

   Show marketing remark (307 chars)

   Coop W/ An In-Ground Heated Pool And Free Parking. One Br W/ Office Or Second Smaller Br, Lr, Kit, Full Bath. Water, Heat And Cooking Gas Included. Some New Appliances, Ac Units Are Gifts., Additional information: Appearance:Excellent,Business Located At:,Interior Features:Efficiency Kitchen,Rental Income:

9. 2017-01-22
   historical
10. 2017-01-16
    listed $185,000 New

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% 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 71% 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: $33,904
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$10,036
• Taxable loss: −$7,782
• Est. tax savings @ 24.0%: +$1,868
• After-tax cash flow: $41/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: Lynbrook Union Free School District
• NCES district ID: 3617910
• Math proficiency: 75% ▬ 0.00%
• Reading proficiency: 73% ▲ 2.00%
• Median HH income: $93,436
• Composite: 66.85/100
• National rank: #404
• State rank: #72 of 590 in NY

Livability — Lynbrook

• Score: 88/100
• State rank: #10
• US rank: #221

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: Lynbrook, NY
• County: Nassau County · 653,051 people
• City population: 22,899
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 22,899
• Household income: $136,887
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 618.0

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 62% Hispanic / Latino 21% Two or more races 10% Asian 7% Black 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 2% Romanian 2% Scotch-Irish 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 7% French/Haitian/Cajun 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: ▼ -652.00%
• Current HPI: 317.1455
• 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

+86.5% since first listed

10 events — show timeline

• 2026-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $345,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-22 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-20 Sold (MLS) $189,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-07-11 Listed $189,900 OneKey® MLS as Distributed by MLS Grid
• 2017-01-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-01-16 Listed $185,000 OneKey® MLS as Distributed by MLS Grid