290 Lowndes Ave Unit C · Huntington Station, NY 11746

$299,988

3 bd · 1.5 ba · 905 sqft · Condo · 63 Days on market

Built 1971 Good condition $331/sqft · 34% below area Est $458k · 34% under $1099/mo HOA · 27% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• 1% rule +8.3/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this impeccably maintained and beautifully updated 3 bedroom, 1.5 bathroom residence offering a seamless blend of comfort, style, and refined living. From the moment you enter, you are greeted by a warm and inviting atmosphere that reflects true pride of ownership throughout. The thoughtfully renovated eat in kitchen, showcases elegant/stylish finishes, updated laminate flooring and a complete appliance package including gas cooking, microwave and refrigerator, creating the perfect space for both everyday living and effortless entertaining. The home offers three well proportioned bedrooms, including a spacious primary, along with 2 additional bedrooms, featuring generous closet space, including a walk in closet, ideal for both functionality and organization. Both bathrooms are beautifully renovated! Additional highlights include an in unit washer and dryer, a roof just 2 years old maintained by the association!

Key facts

• $1,099 HOA
• Parking
• Built 1971

Tags

• RENOVATED EAT IN KITCHEN
• UPDATED LAMINATE FLOORING
• COMPLETE APPLIANCE PACKAGE
• IN UNIT WASHER AND DRYER
• ROOF JUST 2 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-14 ($-173/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (0.7% below list).
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.1% in Huntington Station — 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 (#126 in NY, #2,028 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: schools D+, amenities D, cost of living F.
• Huntington Union Free School District (suburban): math 45% / reading 52% proficiency, ranked #328 of 590 in NY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 308 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 63 days — a 6% lower offer ($282k) 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: major wind risk, 78% 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 $281,988 (6.0% 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. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. 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: 1.33% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 6.3

CMA / ARV

• ARV (median comp): $457,760
• List price: $299,988
• Delta: -34.47%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.49×
• Total profit: $-42,503
• Equity at exit: $44,729

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-8,574
• Equity at exit: $25,937

Cash invested: $83,997 (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 11746

• Rents YoY: 4.5%
• Active inventory: 308
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,997 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$1,099
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $-14

Break-even live

Break-even rent $4,015

Max offer price $297,906

Occupancy floor 95%

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: $74,997
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 New York Ave Unit Penthouse Huntington Station, NY	2.0	1.0	1000	$3,975	$3.98	44d	1	0.19mi
780 New York Ave Unit B Huntington, NY	2.0	1.0	812	$4,300	$5.30	25d	1	0.58mi
156 E Pulaski Rd Huntington Station, NY	2.0–3.0	1.0	936	$2,955	$3.16	1d	11	0.60mi
1700 E 5th St Huntington Station, NY	1.0–3.0	1.0–2.0	1277	$5,037	$3.94	1d	1	0.74mi
58 Caldwell St Huntington Station, NY	2.0	1.0	850	$3,000	$3.53	44d	1	0.79mi
10 Vilno Ct Unit 2 Huntington Station, NY	3.0	1.0	1000	$3,500	$3.50	1d	1	0.91mi
1 E Carver St Huntington, NY	3.0	1.0	1060	$3,875	$3.66	15d	1	1.31mi
356 New York Ave Unit 1 Huntington, NY	2.0	1.0	931	$4,250	$4.56	1d	1	1.36mi
30 Stewart Ave Huntington, NY	2.0	2.0	1100	$6,152	$5.59	1d	1	1.48mi

HOA detail condo

• Monthly dues: $1,099 · $13,188/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $299,988 Active 63 DOM
2. 2026-06-17
   days on market $299,988 Active 62 DOM
3. 2026-06-16
   days on market $299,988 Active 61 DOM
4. 2026-06-15
   days on market $299,988 Active 60 DOM
5. 2026-06-13
   days on market $299,988 Active 58 DOM
6. 2026-06-13
   days on market $299,988 Active 57 DOM
7. 2026-06-09
   days on market $299,988 Active 54 DOM
8. 2026-06-08
   days on market $299,988 Active 53 DOM
9. 2026-06-07
   days on market $299,988 Active 52 DOM
10. 2026-06-04
    days on market $299,988 Active 49 DOM
11. 2026-06-03
    days on market $299,988 Active 48 DOM
12. 2026-06-02
    days on market $299,988 Active 47 DOM
13. 2026-06-01
    days on market $299,988 Active 46 DOM
14. 2026-05-31
    days on market $299,988 Active 45 DOM
15. 2026-05-13
    status Pending 935-char remark

    Show marketing remark (935 chars)

    Welcome to this impeccably maintained and beautifully updated 3 bedroom, 1.5 bathroom residence offering a seamless blend of comfort, style, and refined living. From the moment you enter, you are greeted by a warm and inviting atmosphere that reflects true pride of ownership throughout. The thoughtfully renovated eat in kitchen, showcases elegant/stylish finishes, updated laminate flooring and a complete appliance package including gas cooking, microwave and refrigerator, creating the perfect space for both everyday living and effortless entertaining. The home offers three well proportioned bedrooms, including a spacious primary, along with 2 additional bedrooms, featuring generous closet space, including a walk in closet, ideal for both functionality and organization. Both bathrooms are beautifully renovated! Additional highlights include an in unit washer and dryer, a roof just 2 years old maintained by the association!

16. 2026-04-01
    listed $299,988 Active 935-char remark

    Show marketing remark (935 chars)

    Welcome to this impeccably maintained and beautifully updated 3 bedroom, 1.5 bathroom residence offering a seamless blend of comfort, style, and refined living. From the moment you enter, you are greeted by a warm and inviting atmosphere that reflects true pride of ownership throughout. The thoughtfully renovated eat in kitchen, showcases elegant/stylish finishes, updated laminate flooring and a complete appliance package including gas cooking, microwave and refrigerator, creating the perfect space for both everyday living and effortless entertaining. The home offers three well proportioned bedrooms, including a spacious primary, along with 2 additional bedrooms, featuring generous closet space, including a walk in closet, ideal for both functionality and organization. Both bathrooms are beautifully renovated! Additional highlights include an in unit washer and dryer, a roof just 2 years old maintained by the association!

17. 2026-04-01
    listed $299,988 Active

    Show marketing remark (935 chars)

    Welcome to this impeccably maintained and beautifully updated 3 bedroom, 1.5 bathroom residence offering a seamless blend of comfort, style, and refined living. From the moment you enter, you are greeted by a warm and inviting atmosphere that reflects true pride of ownership throughout. The thoughtfully renovated eat in kitchen, showcases elegant/stylish finishes, updated laminate flooring and a complete appliance package including gas cooking, microwave and refrigerator, creating the perfect space for both everyday living and effortless entertaining. The home offers three well proportioned bedrooms, including a spacious primary, along with 2 additional bedrooms, featuring generous closet space, including a walk in closet, ideal for both functionality and organization. Both bathrooms are beautifully renovated! Additional highlights include an in unit washer and dryer, a roof just 2 years old maintained by the association!

18. 2026-04-01
    historical

    Show marketing remark (935 chars)

    Welcome to this impeccably maintained and beautifully updated 3 bedroom, 1.5 bathroom residence offering a seamless blend of comfort, style, and refined living. From the moment you enter, you are greeted by a warm and inviting atmosphere that reflects true pride of ownership throughout. The thoughtfully renovated eat in kitchen, showcases elegant/stylish finishes, updated laminate flooring and a complete appliance package including gas cooking, microwave and refrigerator, creating the perfect space for both everyday living and effortless entertaining. The home offers three well proportioned bedrooms, including a spacious primary, along with 2 additional bedrooms, featuring generous closet space, including a walk in closet, ideal for both functionality and organization. Both bathrooms are beautifully renovated! Additional highlights include an in unit washer and dryer, a roof just 2 years old maintained by the association!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $47,966
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,837
• − Management: −$3,837
• − HOA: −$13,188
• − Depreciation: −$8,727
• Taxable loss: −$4,427
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $890/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated 3-bedroom condo is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Huntington Union Free School District
• NCES district ID: 3615090
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $93,547
• Composite: 45.68/100
• National rank: #2578
• State rank: #328 of 590 in NY

Livability — Huntington Station

• Score: 79/100
• State rank: #126
• US rank: #2028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Station, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 65,747
• Household income: $164,589
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 627.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 10% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 70% English-only · Spanish 15% Other Indo-European 6% Chinese 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: ▼ -715.60%
• Current HPI: 317.5657
• Rent YoY: ▲ 4.54%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $299,988 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $299,988 OneKey® MLS as Distributed by MLS Grid