76 Davison Ave · Lynbrook, NY 11563

$799,000

6 bd · 2.0 ba · 1,117 sqft · MultiFamily public records · 31 Days on market

Built 1938 5,000 sqft lot $715/sqft · 34% below area Est $1217k · 34% 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +4.9/10.0
• Livability +4.4/5.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This exceptional two-family home in Lynbrook offers a spacious two-bedroom unit and a cozy one-bedroom unit. The inviting living room features a fireplace and hardwood flooring throughout the property. The home is equipped with oil heat and four zones, a 5 years old tankless hot water heater. A generator hookup and wired into the panel box. The home is ideal for owner occupancy also generates additional rental income. The recently renovated second-floor kitchen and bathroom are complemented by updated windows and a king size bedroom. An insulated two-car detached garage provides ample storage space, while exclusive off-street parking is reserved for tenants. The property has two separate electric meters and one gas meter, and solar panels are owned by the owner.

Key facts

• Hardwood flooring
• Renovated kitchen
• Two family home

Tags

• TWO FAMILY HOME
• FIREPLACE
• HARDWOOD FLOORING
• TANKLESS HOT WATER HEATER
• GENERATOR HOOKUP
• RENOVATED KITCHEN

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive. Per door: $271/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $737k (7.8% below list).
• Recommended offer: $737k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.2% in Lynbrook — 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 88/100 on livability (#10 in NY, #221 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: cost of living F.
• Malverne Union Free School District (suburban): math 52% / reading 53% proficiency, ranked #266 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 134 active listings in the ZIP; high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $7,369/mo this rent would consume 65% of the median local household income ($137k/yr) (locally 618% 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 $6k of loan paydown is wiped out by about $24k 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 ($775k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $188k; list at $799k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $736,900 (7.8% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.92% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (median comp): $1,217,331
• List price: $799,000
• Delta: -34.36%
• 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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-94,988
• Equity at exit: $119,133

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-38,414
• Equity at exit: $69,083

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 11563

• Active inventory: 134
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $7,369 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$757 /mo · $9,078/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,547
• Net cashflow: $542

Break-even live

Break-even rent $6,683

Max offer price $799,000

Occupancy floor 88%

Sensitivity live

Price	-10% $994	-5% $768	+0% $542	+5% $316	+10% $90
Rent	-10% $-40	-5% $251	+0% $542	+5% $833	+10% $1,124
Rate	-1.0pp $944	-0.5pp $745	base $542	+0.5pp $335	+1.0pp $124

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$7,368
Total (2 units)			$7,369

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: —

Listing history 3 events

1. 2026-04-20
   listed $799,000 Active 773-char remark

   Show marketing remark (773 chars)

   This exceptional two-family home in Lynbrook offers a spacious two-bedroom unit and a cozy one-bedroom unit. The inviting living room features a fireplace and hardwood flooring throughout the property. The home is equipped with oil heat and four zones, a 5 years old tankless hot water heater. A generator hookup and wired into the panel box. The home is ideal for owner occupancy also generates additional rental income. The recently renovated second-floor kitchen and bathroom are complemented by updated windows and a king size bedroom. An insulated two-car detached garage provides ample storage space, while exclusive off-street parking is reserved for tenants. The property has two separate electric meters and one gas meter, and solar panels are owned by the owner.

2. 1999-02-25
   soldstatus $188,000
3. 1990-06-15
   soldstatus $163,000

ⓘ 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: $9,078 · $757/mo
• Projected year-2 tax: $11,291 · $941/mo
• Expected delta: +$2,212/yr (+$184/mo · 24.4%)

ⓘ 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) · 21% 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 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $88,428
• − Mortgage interest: −$44,756
• − Property taxes: −$9,078
• − Insurance: −$3,995
• − Repairs & maintenance: −$7,074
• − Management: −$7,074
• − Depreciation: −$23,244
• Taxable loss: −$6,794
• Est. tax savings @ 24.0%: +$1,631
• After-tax cash flow: $8,135/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: Malverne Union Free School District
• NCES district ID: 3618210
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $98,154
• Composite: 49.47/100
• National rank: #2002
• State rank: #266 of 590 in NY

Livability — Lynbrook

• Score: 88/100
• State rank: #10
• US rank: #221

Category grades

Amenities A+ Commute A+ 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: Lynbrook, NY
• County: Nassau County · 653,051 people
• City population: 22,899
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 22,899
• Household income: $136,887
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 618.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 21% Two or more races 10% Asian 7% Black 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 2% Romanian 2% Scotch-Irish 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 7% French/Haitian/Cajun 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: ▼ -652.00%
• Current HPI: 317.1455
• Rent YoY: —
• 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

+390.2% since first listed

3 events — show timeline

• 2026-04-20 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 1999-02-25 Sold (Public Records) $188,000 Public Records
• 1990-06-15 Sold (Public Records) $163,000 Public Records

Property tax history

+2.6%/yr

Latest (2024): $9,078 · +3.3% YoY. Source: county tax records.