16 Glen Ln · Glenwood Landing, NY 11547

$799,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 54 Days on market

Built 1928 10,640 sqft lot $876/sqft · at area comps Est $793k · at est.

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Why this score? — see what drove the C- 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 +10.8/30.0
• Appreciation +10.0/10.0
• Schools +7.9/10.0
• ARV discount +7.2/15.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don't miss out!! Call now!! Charming 2 level cottage on a private 1/4 acre property with a detached 1 car garage! Living room with wood burning fireplace, hardwood flooring, and full basement. Listen to the birds as you enjoy this tranquil setting! House has natural gas. Glenwood Landing Elementary, North Shore Middle & High School.

Key facts

• Hardwood flooring
• Full basement
• Natural gas

Tags

• WOOD BURNING FIREPLACE
• HARDWOOD FLOORING
• FULL BASEMENT
• DETACHED GARAGE
• NATURAL GAS
• PRIVATE PROPERTY

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Electricity connected (PSEG); Water connected; Cesspool sewer
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront; No additional parcels

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Formal dining room; Unfinished basement; Partially finished attic; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $735k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $633k (20.8% below list).
• Recommended offer: $633k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.0% in Glenwood Landing — 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 70/100 on livability (#456 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• North Shore Central School District (suburban): math 88% / reading 84% proficiency, ranked #24 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: Glenwood Landing Elementary School (math 87% / reading 82%, grade A+, #93 of 2,108 statewide, top 6%, 427 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).

Forward outlook

• In year one you build about $85k of equity ($6k loan paydown + $80k appreciation (10.0% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$137k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($775k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $148k; list at $799k implies a 440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% 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 $633,122 (20.8% 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 54 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.79% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (median comp): $793,119
• List price: $799,000
• Delta: 0.74%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 King St	0.25mi	3/1.5 (+1)	1,018 (+12%)	5mo	$730,000	$717	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.84×
• Total profit: $412,105
• Equity at exit: $719,803

10-year hold

• IRR: 20.5%
• Equity multiple: 6.51×
• Total profit: $1,231,704
• Equity at exit: $1,552,281

Cash invested: $223,720 (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 11547

• Home prices YoY: 3.8%
• Active inventory: 17
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $6,331 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$841 /mo · $10,087/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,330
• Net cashflow: $-362

Break-even live

Break-even rent $6,789

Max offer price $735,068

Occupancy floor —

Sensitivity live

Price	-10% $90	-5% $-136	+0% $-362	+5% $-588	+10% $-814
Rent	-10% $-862	-5% $-612	+0% $-362	+5% $-112	+10% $138
Rate	-1.0pp $40	-0.5pp $-159	base $-362	+0.5pp $-569	+1.0pp $-780

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Prospect St Glen Head, NY	2.0	1.0	909	$3,950	$4.35	44d	1	1.04mi
300 E Overlook Unit 534 Port Washington, NY	2.0	2.0	1112	$7,860	$7.07	0d	1	1.06mi
300 E Overlook Unit 240 Port Washington, NY	1.0	1.0	734	$6,460	$8.80	0d	1	1.06mi
300 E Overlook Unit 336 Port Washington, NY	1.0	1.0	766	$7,600	$9.92	20d	1	1.08mi
226 Glen Cove Ave Unit 2nd floor Glen Cove, NY	3.0	1.5	1074	$3,200	$2.98	21d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   status $799,000 Pending 54 DOM
2. 2026-06-17
   days on market $799,000 Active 54 DOM
3. 2026-06-16
   days on market $799,000 Active 53 DOM
4. 2026-06-15
   days on market $799,000 Active 52 DOM
5. 2026-06-13
   days on market $799,000 Active 50 DOM
6. 2026-06-13
   days on market $799,000 Active 49 DOM
7. 2026-06-09
   days on market $799,000 Active 46 DOM
8. 2026-06-08
   days on market $799,000 Active 45 DOM
9. 2026-06-07
   days on market $799,000 Active 44 DOM
10. 2026-06-04
    days on market $799,000 Active 41 DOM
11. 2026-06-03
    days on market $799,000 Active 40 DOM
12. 2026-06-02
    days on market $799,000 Active 39 DOM
13. 2026-06-01
    days on market $799,000 Active 38 DOM
14. 2026-05-31
    days on market $799,000 Active 37 DOM
15. 2026-05-12
    price $799,000 338-char remark
16. 2026-04-27
    price $849,000 338-char remark
17. 2026-04-24
    listed $899,000 Active 338-char remark
18. 1985-06-26
    soldstatus $148,000
19. 1980-06-01
    soldstatus $63,000

ⓘ 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: $10,087 · $841/mo
• Projected year-2 tax: $11,795 · $983/mo
• Expected delta: +$1,708/yr (+$142/mo · 16.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,975
• − Mortgage interest: −$44,756
• − Property taxes: −$10,087
• − Insurance: −$3,995
• − Repairs & maintenance: −$6,078
• − Management: −$6,078
• − Depreciation: −$23,244
• Taxable loss: −$18,264
• Est. tax savings @ 24.0%: +$4,383
• After-tax cash flow: $40/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: North Shore Central School District
• NCES district ID: 3626370
• Math proficiency: 88% ▼ -3.00%
• Reading proficiency: 84% ▼ -2.00%
• Median HH income: $113,973
• Composite: 78.77/100
• National rank: #69
• State rank: #24 of 590 in NY

Livability — Glenwood Landing

• Score: 70/100
• State rank: #456
• US rank: #7971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenwood Landing, NY
• City population: 788
• Population (ZIP): 788

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 (91%)
• Race & ethnicity: White 91% Asian 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Scotch-Irish 2% Italian 1%
• Foreign-born: 9% · China
• Languages at home: 87% English-only · German/W. Germanic 5% Other Indo-European 4% Spanish 3%

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: ▲ 12.03%
• Current HPI: 329.8977
• 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

+1168.3% since first listed

6 events — show timeline

• 2026-06-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 1985-06-26 Sold (Public Records) $148,000 Public Records
• 1980-06-01 Sold (Public Records) $63,000 Public Records

Property tax history

+2.5%/yr

Latest (2024): $10,087 · -3.6% YoY. Source: county tax records.