6 Wimbledon Dr · North Hills, NY 11576

$1,275,000

3 bd · 2.5 ba · 2,453 sqft · Condo public records · 20 Days on market

Built 1986 $750/mo HOA · 9% of rent

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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).

• Appreciation +8.7/10.0
• Schools +7.8/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.2/10.0

Listing remarks

Welcome to 6 Wimbledon Drive, a bright and spacious corner townhome located in Roslyn’s desirable Imperial Gardens community. This 3 bedroom, 2.5 bath residence offers an inviting layout with generous living space, beautiful natural light, and a comfortable flow for everyday living and entertaining. As you enter, you are greeted by a sun filled foyer with vaulted ceilings and skylights that create an open, airy feel from the moment you enter. The main level features hardwood floors, a spacious living room, den, dining area, new stainless steel appliances and access to an outdoor patio overlooking a peaceful, tree lined greenery backyard. Additional features include a full basement, tw

Key facts

• Corner townhome
• Sun filled foyer
• Vaulted ceilings

Tags

• CORNER TOWNHOME
• SUN FILLED FOYER
• VAULTED CEILINGS
• SKYLIGHTS
• HARDWOOD FLOORS
• OUTDOOR PATIO

Property features AI

Finance

• HOA & community: Has homeowners association; Monthly association fee of $750; Association maintains exterior, grounds and pool, and provides snow removal; Community amenities include clubhouse, curbs, playground, pool and tennis courts; Association-maintained grounds

Exterior

• Parking: Two parking spaces total; Driveway; Garage (2 spaces); On-street parking
• Utilities: Electricity connected (PSEG); Public sewer; Water connected
• Home design: Townhouse (condominium); Two levels; Entry on level 1
• Construction: Frame construction
• Exterior features: Community basketball court; Playground; Tennis courts; Community pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Wine refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Breakfast bar; Built-in features; Central vacuum; Eat-in kitchen; Entrance foyer; Galley-style kitchen; Primary bathroom; Patio off the living area; No pet restrictions

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $1.27M.

Deal economics

• At list price, monthly cash flow is $-3k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $828k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $832k (34.8% below list).
• Recommended offer: $828k (35.0% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 1.3% in North Hills — 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 (#449 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, cost of living F, health & safety D-.
• 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: 81 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $104k of equity ($9k loan paydown + $95k appreciation (7.5% 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 ~$167k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($1.26M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $828,304 (35.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.50%
• DSCR: 0.62
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.90×
• Total profit: $322,728
• Equity at exit: $924,235

10-year hold

• IRR: 12.8%
• Equity multiple: 3.96×
• Total profit: $1,056,496
• Equity at exit: $1,793,783

Cash invested: $357,000 (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 11576

• Home prices YoY: 2.5%
• Active inventory: 81
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $8,316 medium
• Mortgage (P&I): −$6,686
• Tax from tax record: −$1,131 /mo · $13,573/yr
• Insurance: −$531
• HOA: −$750
• Vacancy / Maint / Mgmt: −$1,746
• Net cashflow: $-2,529

Break-even live

Break-even rent $11,517

Max offer price $828,304

Occupancy floor —

Sensitivity live

Price	-10% $-1,807	-5% $-2,168	+0% $-2,529	+5% $-2,890	+10% $-3,250
Rent	-10% $-3,186	-5% $-2,857	+0% $-2,529	+5% $-2,200	+10% $-1,872
Rate	-1.0pp $-1,887	-0.5pp $-2,204	base $-2,529	+0.5pp $-2,859	+1.0pp $-3,195

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: $318,750
• Closing costs: $38,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Carriage Rd Roslyn, NY	4.0	2.5	2737	$9,500	$3.47	0d	1	0.50mi
91 Duckpond Dr Manhasset, NY	2.0	2.0	1915	$8,530	$4.45	2d	1	1.18mi
2 Tottenham Pl Unit 1FL New Hyde Park, NY	2.0	2.0	2230	$4,700	$2.11	6d	1	1.44mi

HOA detail condo

• Monthly dues: $750 · $9,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $1,275,000 Active 20 DOM
2. 2026-06-18
   days on market $1,275,000 Active 17 DOM
3. 2026-06-17
   days on market $1,275,000 Active 16 DOM
4. 2026-06-16
   days on market $1,275,000 Active 15 DOM
5. 2026-06-15
   days on market $1,275,000 Active 14 DOM
6. 2026-06-13
   days on market $1,275,000 Active 12 DOM
7. 2026-06-13
   days on market $1,275,000 Active 11 DOM
8. 2026-06-09
   days on market $1,275,000 Active 8 DOM
9. 2026-06-08
   days on market $1,275,000 Active 7 DOM
10. 2026-06-07
    days on market $1,275,000 Active 6 DOM
11. 2026-06-04
    days on market $1,275,000 Active 3 DOM
12. 2026-06-03
    days on market $1,275,000 Active 2 DOM
13. 2026-06-02
    remarks 693-char remark
14. 2026-06-02
    listed $1,275,000 Active 1 DOM

ⓘ 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: $13,573 · $1,131/mo
• Projected year-2 tax: $17,560 · $1,463/mo
• Expected delta: +$3,987/yr (+$332/mo · 29.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $99,796
• − Mortgage interest: −$71,420
• − Property taxes: −$13,573
• − Insurance: −$6,375
• − Repairs & maintenance: −$7,984
• − Management: −$7,984
• − HOA: −$9,000
• − Depreciation: −$37,091
• Taxable loss: −$53,630
• Est. tax savings @ 24.0%: +$12,871
• After-tax cash flow: $-17,473/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 — North Hills

• Score: 70/100
• State rank: #449
• US rank: #7872

Category grades

Amenities F Commute B- 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: North Hills, NY
• Population (ZIP): 12,796

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 (69%)
• Race & ethnicity: White 69% Asian 19% Hispanic / Latino 6% Two or more races 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 11% Scotch-Irish 7% Italian 3%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 71% English-only · Other Indo-European 11% Korean 4% Chinese 4%

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: ▲ 7.48%
• Current HPI: 305.952
• 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

1 event — show timeline

• 2026-06-01 Listed $1,275,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2024): $13,573 · -6.5% YoY. Source: county tax records.