20 Valentine Ave · Glen Cove, NY 11542

$409,000

3 bd · 1.0 ba · 908 sqft · SingleFamily public records · 30 Days on market

Built 1931 Est $762k · 46% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +4.7/10.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman special. Walk to bus, train, and shopping. No garage but large man product metal shed in back yard. Private driveway. Gas heat and hot water

Key facts

• Private driveway
• Large metal shed
• Built 1931

Tags

• LARGE METAL SHED
• PRIVATE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $409k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $381k (6.9% below list).
• Recommended offer: $381k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.7% in Glen Cove — 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 65/100 on livability (#685 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: schools C-, housing C-, amenities F.
• Glen Cove City School District (suburban): math 50% / reading 55% proficiency, ranked #312 of 590 in NY (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.4%/yr); 144 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $3,807/mo this rent would consume 49% of the median local household income ($93k/yr) (locally 1667% 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 $3k of loan paydown is wiped out by about $12k 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 30 days — a 2% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $110k; list at $409k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 60% 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 $380,701 (6.9% below list)

Questions for the listing agent

1. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $761,812
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Dubois Ave	0.36mi	2/1.0 (-1)	914 (+1%)	10mo	$810,000	$886	68
18 Downing Ave	0.55mi	2/1.0 (-1)	918 (+1%)	6mo	$610,000	$664	62
91 Altamont Ave	0.41mi	2/1.0 (-1)	998 (+10%)	15mo	$530,000	$531	47
5 Towle Pl	0.52mi	3/2.0	996 (+10%)	11mo	$710,000	$713	46
37 Elm Pl	0.75mi	2/1.0 (-1)	918 (+1%)	15mo	$770,000	$839	46
31 9th Ave	0.62mi	2/1.0 (-1)	780 (-14%)	8mo	$760,000	$974	36

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-24,240
• Equity at exit: $60,983

10-year hold

• IRR: 7.6%
• Equity multiple: 1.66×
• Total profit: $75,071
• Equity at exit: $35,363

Cash invested: $114,520 (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 11542

• Rents YoY: 6.4%
• Active inventory: 144
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,807 high
• Mortgage (P&I): −$2,145
• Tax from tax record: −$188 /mo · $2,261/yr
• Insurance: −$170
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$799
• Net cashflow: $448

Break-even live

Break-even rent $3,240

Max offer price $409,000

Occupancy floor 83%

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Glen Cove Ave Unit 2nd floor Glen Cove, NY	3.0	1.5	1074	$3,200	$2.98	21d	1	0.19mi
14 1st St Glen Cove, NY	3.0	2.0	1120	$4,200	$3.75	44d	1	0.91mi
1100 Avalon Sq Glen Cove, NY	2.0	1.0–2.0	952	$4,485	$4.71	1d	1	0.93mi
350 Herb Hill Rd Glen Cove, NY	2.0	1.0–2.0	918	$5,726	$6.24	1d	5	0.95mi
100 Village Sq Glen Cove, NY	2.0	1.0–2.0	924	$4,761	$5.15	1d	4	1.05mi
22B Town Path Unit 2 Glen Cove, NY	2.0	1.0	900	$3,000	$3.33	22d	1	1.12mi
86 McLoughlin St Unit D Glen Cove, NY	2.0	1.0	722	$2,700	$3.74	44d	1	1.15mi
13 Prospect St Glen Head, NY	2.0	1.0	909	$3,950	$4.35	44d	1	1.26mi
110 School St Unit 1 Glen Cove, NY	2.0	1.0	1000	$3,499	$3.50	44d	1	1.32mi
12 Smith St Glen Cove, NY	2.0	1.0	650	$2,300	$3.54	21d	1	1.40mi
1 Alvin St Unit 1 Glen Cove, NY	2.0	1.0	950	$3,350	$3.53	3d	1	1.41mi
38 East Ave Unit second floor Glen Cove, NY	2.0	1.0	900	$2,500	$2.78	25d	1	1.42mi

Listing history 18 events

1. 2026-06-17
   statuslisting id $409,000 Under Contract 30 DOM
2. 2026-06-16
   days on marketlisting id $409,000 Active 30 DOM
3. 2026-06-16
   listing id $409,000 Active 29 DOM
4. 2026-06-15
   days on market $409,000 Active 29 DOM
5. 2026-06-13
   days on market $409,000 Active 27 DOM
6. 2026-06-13
   days on market $409,000 Active 26 DOM
7. 2026-06-09
   days on market $409,000 Active 23 DOM
8. 2026-06-08
   days on market $409,000 Active 22 DOM
9. 2026-06-08
   listing id $409,000 Active 21 DOM
10. 2026-06-07
    days on market $409,000 Active 21 DOM
11. 2026-06-04
    days on market $409,000 Active 18 DOM
12. 2026-06-03
    days on market $409,000 Active 17 DOM
13. 2026-06-02
    days on market $409,000 Active 16 DOM
14. 2026-06-01
    days on market $409,000 Active 15 DOM
15. 2026-05-31
    days on market $409,000 Active 14 DOM
16. 2026-05-18
    listed $409,000 Active

    Show marketing remark (149 chars)

    Handyman special. Walk to bus, train, and shopping. No garage but large man product metal shed in back yard. Private driveway. Gas heat and hot water

17. 2026-05-18
    listed $409,000 Active 149-char remark

    Show marketing remark (149 chars)

    Handyman special. Walk to bus, train, and shopping. No garage but large man product metal shed in back yard. Private driveway. Gas heat and hot water

18. 1993-11-12
    soldstatus $110,000

ⓘ 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: $2,261 · $188/mo
• Projected year-2 tax: $4,587 · $382/mo
• Expected delta: +$2,325/yr (+$194/mo · 102.8%)

ⓘ 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) · 77% 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 60% 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: $45,684
• − Mortgage interest: −$22,910
• − Property taxes: −$2,261
• − Insurance: −$2,712
• − Repairs & maintenance: −$3,655
• − Management: −$3,655
• − Depreciation: −$11,898
• Taxable loss: −$1,407
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $5,717/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: Glen Cove City School District
• NCES district ID: 3612180
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $70,021
• Composite: 46.76/100
• National rank: #2391
• State rank: #312 of 590 in NY

Livability — Glen Cove

• Score: 65/100
• State rank: #685
• US rank: #12441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Cove, NY
• County: Nassau County · 653,051 people
• City population: 28,965
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,965
• Household income: $93,242
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 1667.0

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 0.57)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 14% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 5% Scotch-Irish 2% Italian 1%
• Foreign-born: 28% · Canada, China, Jamaica
• Languages at home: 60% English-only · Spanish 27% Other Indo-European 9% Chinese 1%

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: ▼ -377.99%
• Current HPI: 275.1903
• Rent YoY: ▲ 6.43%
• 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

+271.8% since first listed

3 events — show timeline

• 2026-05-18 Listed $409,000 FSBO.com
• 2026-05-18 Listed $409,000 FSBO.com
• 1993-11-12 Sold (Public Records) $110,000 Public Records

Property tax history

-0.8%/yr

Latest (2024): $2,261 · +11.1% YoY. Source: county tax records.