34 Boulevard Ave · Greenlawn, NY 11740

$415,000

2 bd · 1.0 ba · 700 sqft · SingleFamily · 14 Days on market

Built 1900 0.25 ac lot $593/sqft · 39% below area Est $675k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• Schools +6.7/10.0
• Livability +4.0/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Greenlawn Village Vintage Ranch with Wrap Around Front Porch is Awaiting You and Your Loving Care to Make it Your Home Sweet Home. This 2 Bedroom, 1 Bath Home Has a Charming Entry Way Leading to A Walk Through Living Room With a Sitting Room to the Side, a Generous Sized Eat-In-Kitchen With Direct Access to a Deep . 25 of an acre. Close to the Vibrant Greenlawn Village with Restaurants, Shops, Library and the Award Winning Harborfields School District. A Commuters Dream! Great Taxes Under $7,000 Makes This an Extremely Affordable Choice. Sold in "As Is" Condition.

Key facts

• 0.25 acre lot
• Garage
• Built 1900

Tags

• WRAP AROUND FRONT PORCH
• GENEROUS SIZED EAT-IN-KITCHEN

Property features AI

Exterior

• Parking: Driveway with space for 4 vehicles; Garage (listed as present; 0.5 garage spaces indicated)
• Utilities: Electricity connected (PSEG); Natural gas connected; Water connected; Sewer connected (cesspool); Cable connected; Phone connected; Public trash collection
• Home design: Single-family residence; One story
• Construction: Wood siding construction
• Exterior features: Wood siding; Shed(s); Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Gas water heater
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Partial attic; Partial basement; Total of 4 rooms; One-level layout
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (27.4% below list).
• Recommended offer: $301k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.2% in Greenlawn — 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 79/100 on livability (#144 in NY, #2,217 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, cost of living F.
• Harborfields Central School District (suburban): math 71% / reading 74% proficiency, ranked #76 of 590 in NY (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Washington Drive Primary School (585 students, 12% FRL); Oldfield Middle School (math 56% / reading 77%, grade A-, #114 of 729 statewide, top 16%, 659 students, 18% FRL); Harborfields High School (math 100% / reading 72%, grade A, #358 of 1,100 statewide, top 33%, 949 students, 15% FRL).
• Market conditions: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

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.
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $301,237 (27.4% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.73% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.26%
• DSCR: 0.85
• GRM: 11.5

CMA / ARV

• ARV (median comp): $675,000
• List price: $415,000
• Delta: -38.52%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-87,433
• Equity at exit: $61,878

10-year hold

• IRR: -15.6%
• Equity multiple: 0.12×
• Total profit: $-102,295
• Equity at exit: $35,882

Cash invested: $116,200 (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 11740

• Active inventory: 33
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,012 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$347 /mo · $4,158/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $-316

Break-even live

Break-even rent $3,412

Max offer price $359,181

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-199	+0% $-316	+5% $-433	+10% $-551
Rent	-10% $-554	-5% $-435	+0% $-316	+5% $-197	+10% $-78
Rate	-1.0pp $-107	-0.5pp $-210	base $-316	+0.5pp $-424	+1.0pp $-533

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Railroad St Unit 2nd Floor Greenlawn, NY	2.0	1.0	500	$2,895	$5.79	24d	1	0.19mi
56 Tilden Ln Fl Front Greenlawn, NY	3.0	1.0	700	$3,475	$4.96	0d	1	0.54mi
28 Rocco Dr East Northport, NY	1.0	1.0	700	$2,400	$3.43	0d	1	1.46mi

Listing history 1 events

1. 2026-02-18
   listed $415,000 Active 582-char remark

ⓘ 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: $4,158 · $347/mo
• Projected year-2 tax: $5,586 · $465/mo
• Expected delta: +$1,428/yr (+$119/mo · 34.3%)

ⓘ 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 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $36,148
• − Mortgage interest: −$23,246
• − Property taxes: −$4,158
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,892
• − Management: −$2,892
• − Depreciation: −$12,073
• Taxable loss: −$11,188
• Est. tax savings @ 24.0%: +$2,685
• After-tax cash flow: $-1,107/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: Harborfields Central School District
• NCES district ID: 3613620
• Math proficiency: 71% ▼ -6.00%
• Reading proficiency: 74% ▲ 2.00%
• Median HH income: $104,643
• Composite: 66.66/100
• National rank: #412
• State rank: #76 of 590 in NY

Livability — Greenlawn

• Score: 79/100
• State rank: #144
• US rank: #2217

Category grades

Amenities F Commute B 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: Greenlawn, NY
• City population: 10,699
• Population (ZIP): 10,699

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 1,505,262 people
• By 2030: 1,498,318 · -0.5%
• By 2040: 1,471,101 · -2.3%
• By 2050: 1,424,848 · -5.3%
• By 2075: 1,337,157 · -11.2%
• By 2100: 1,217,720 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 3% Scotch-Irish 1% Italian 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 82% English-only · Spanish 9% Other Indo-European 3% French/Haitian/Cajun 2%

Political lean MEDSL · Suffolk

• 2024 margin: Lean R (+10.0) · D 45.0% · R 55.0%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.0pp · 2024: -10.0pp
• All cycles: 2024: R+10.0 2020: R+0.0 2016: R+8.2 2012: D+2.9 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -282.75%
• Current HPI: 305.0042
• 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

2 events — show timeline

• 2026-05-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Listed $415,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $4,158 · +0.0% YoY. Source: county tax records.