100 Kentucky St · Long Beach, NY 11561

$749,000

4 bd · 2.5 ba · 1,187 sqft · MultiFamily public records · 31 Days on market

Built 1926 1,800 sqft lot Est $648k · 16% over

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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 +14.1/30.0
• Schools +5.9/10.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 100 Kentucky Street located in the HEART of the West End. Ideal Home for Investors or an End User that would like to live RENT FREE!! Main Floor Features Three Bedrooms, One Full Bathroom, Living Room, Family Room, Kitchen Nook, Porch and Basement. Upper Unit Features One Bedroom, Living Room, Full Bathroom, Open Kitchen and Deck that Overlooks Above and Beyond. Both Units have ample Storage in the Basement that has a Separate entrance in the Back! Laundry Available to Both Units in Common Space Sectioned off in the Basement! Deep Garage is being used by the Main Floor! Inquire within for Lease Information. .. .. Operating Expenses include Taxes, Flood Insurance and estimated num

Key facts

• Deep garage
• 1,800 sq ft lot
• Garage

Tags

• AMPLE STORAGE IN THE BASEMENT
• SEPARATE ENTRANCE IN THE BACK
• DEEP GARAGE

Property features AI

Exterior

• Parking: One garage space; Total parking for 1 vehicle
• Utilities: Electricity connected (PSEG); Natural gas connected; Public sewer; Public water connected; Trash collection (public)
• Home design: Duplex
• Construction: Stucco construction
• Exterior features: Stucco exterior; Not waterfront

Interior

• Kitchen: Kitchen features include a breakfast bar
• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating
• Interior features: Breakfast bar; Built-in features; Original details; Storage; Deck; Porch; Unfinished basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $749k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $687k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $668k (10.8% below list).
• Recommended offer: $668k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.1% in Long Beach — 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 82/100 on livability (#84 in NY, #1,285 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Long Beach City School District (suburban): math 66% / reading 65% proficiency, ranked #150 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Elementary School (math 72% / reading 72%, grade A-, #378 of 2,108 statewide, top 20%, 301 students, 24% FRL); Long Beach Middle School (math 39% / reading 61%, grade C, #261 of 729 statewide, top 36%, 721 students, 25% FRL); Long Beach High School (math 91% / reading 75%, grade A, #440 of 1,100 statewide, top 40%, 1,314 students, 31% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 352 active listings in the ZIP; 17 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).
• At $6,682/mo this rent would consume 57% of the median local household income ($142k/yr) (locally 1284% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 31 days — a 3% lower offer ($727k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $395k; list at $749k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 78% 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 $668,200 (10.8% 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 31 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — 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 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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $648,102
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Buffalo Ave	0.29mi	5/2.0 (+1)	1,310 (+10%)	2mo	$715,000	$546	60

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 · 4.84% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-130,664
• Equity at exit: $111,678

10-year hold

• IRR: -5.9%
• Equity multiple: 0.58×
• Total profit: $-87,243
• 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 11561

• Rents YoY: 4.8%
• Active inventory: 352
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $6,682 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$928 /mo · $11,137/yr
• Insurance: −$312
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,403
• Net cashflow: $-350

Break-even live

Break-even rent $7,125

Max offer price $687,233

Occupancy floor —

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$3,826
1× unit	1	1	$2,857
Total (2 units)			$6,682

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Kentucky St Unit Upper Long Beach, NY	3.0	1.0	800	$3,500	$4.38	21d	1	0.07mi
100 Ohio Ave Unit 2 Long Beach, NY	3.0	1.0	1000	$4,000	$4.00	43d	1	0.12mi
69 Illinois Ave Long Beach, NY	3.0	1.0	1070	$3,800	$3.55	16d	1	0.14mi
43 Kentucky St Long Beach, NY	3.0	1.0	1500	$3,500	$2.33	43d	1	0.17mi
68 Brookline Ave Unit 2 East Atlantic Beach, NY	3.0	2.0	1200	$15,000	$12.50	21d	1	0.20mi
27 Illinois Ave Long Beach, NY	3.0	1.0	1000	$3,750	$3.75	44d	1	0.25mi
59 Troy Ave East Atlantic Beach, NY	3.0	2.0	800	$5,000	$6.25	1d	1	0.34mi
73 Nebraska St Long Beach, NY	3.0	1.0	1092	$4,200	$3.85	18d	1	0.49mi
24 Pennsylvania Ave Unit Upper Long Beach, NY	3.0	1.0	1000	$9,000	$9.00	24d	1	0.58mi
16 June Walk Long Beach, NY	3.0	1.0	1117	$12,000	$10.74	16d	1	0.64mi
539 W Park Ave Unit 1 Long Beach, NY	3.0	2.0	1200	$4,300	$3.58	43d	1	0.96mi
507 Laurelton Blvd Unit 2 Long Beach, NY	4.0	1.0	1400	$3,950	$2.82	3d	1	1.32mi
517 Laurelton Blvd Long Beach, NY	4.0	1.0	1500	$5,000	$3.33	18d	1	1.32mi
274 W Walnut St Long Beach, NY	3.0	2.0	1400	$4,500	$3.21	24d	1	1.35mi
272 Laurelton Blvd Long Beach, NY	3.0	2.0	1400	$13,000	$9.29	17d	1	1.35mi
307 Magnolia Blvd Unit Upper Long Beach, NY	3.0	1.0	1000	$3,500	$3.50	43d	1	1.46mi
307 Magnolia Blvd Unit Upper Long Beach, NY	3.0	1.0	1000	$4,500	$4.50	4d	1	1.46mi

Listing history 4 events

1. 2026-05-04
   status Pending
2. 2026-03-24
   listed $749,000 Active
3. 2011-12-12
   soldstatus $395,000
4. 1983-10-01
   soldstatus $10,000

ⓘ 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: $11,137 · $928/mo
• Projected year-2 tax: $11,898 · $991/mo
• Expected delta: +$760/yr (+$63/mo · 6.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $80,184
• − Mortgage interest: −$41,956
• − Property taxes: −$11,137
• − Insurance: −$9,270
• − Repairs & maintenance: −$6,415
• − Management: −$6,415
• − Depreciation: −$21,789
• Taxable loss: −$16,797
• Est. tax savings @ 24.0%: +$4,031
• After-tax cash flow: $-164/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: Long Beach City School District
• NCES district ID: 3617730
• Math proficiency: 66% ▼ -6.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $86,938
• Composite: 59.18/100
• National rank: #947
• State rank: #150 of 590 in NY

Livability — Long Beach

• Score: 82/100
• State rank: #84
• US rank: #1285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Beach, NY
• County: Nassau County · 653,051 people
• City population: 38,708
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 38,708
• Household income: $141,629
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1284.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 14% Two or more races 7% Asian 5% Black 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 3% Tagalog/Filipino 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: ▼ -1067.69%
• Current HPI: 309.3598
• Rent YoY: ▲ 4.84%
• 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

+7390.0% since first listed

4 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2011-12-12 Sold (Public Records) $395,000 Public Records
• 1983-10-01 Sold (Public Records) $10,000 Public Records

Property tax history

+4.7%/yr

Latest (2024): $11,137 · +2.8% YoY. Source: county tax records.