324 Post Ave Unit 1G · Westbury, NY 11590

$254,000

1 bd · 1.0 ba · 750 sqft · Condo · 14 Days on market

Built 1951 Fair condition

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Why this score? — see what drove the F 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 +7.5/15.0
• 1% rule +6.3/10.0
• Cash flow +5.9/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sale may be subject to term & conditions of a CO-OP offering plan. Bldg. #1 Vestibule Entrance w/ Mailroom Apt.1st Floor, Foyer w/closets, LR/DR Open FL. Plan, One BR, updated FBTH. Apt. showcases hardwood floors, brand new Kitchen, Shaker Cabinets, quartz countertops, stainless steel appliances w/ sunny window exposure. LR & BR have in-wall A/C units. ONE Assigned Parking Space guaranteed on premises. Property offers convenient Urban lifestyle near Village w/the quiet of suburbia. Close to LIRR, SORRY No Pets Allowed., Additional information: Appearance:Very Good,Interior Features:Efficiency Kitchen,Lr/Dr

Key facts

• Post avenue shopping
• Nearby lirr
• Nearby parkways

Tags

• QUIET PARK LIKE SETTING
• POST AVENUE SHOPPING
• NEARBY LIRR
• NEARBY PARKWAYS
• REMODELED ONE BEDROOM
• REFINISHED HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Part of an association (Post House)

Exterior

• Parking: 50 parking spaces total; Assigned private parking in a parking lot
• Security: Video cameras
• Utilities: Electric service by PSEG; Public sewer; Cable available and connected; Electricity available and connected; Natural gas available and connected; Sewer available and connected; Trash collection (private); Water available and connected
• Home design: Stock cooperative; Two-story building; Entry level: 1
• Construction: Vinyl siding
• Exterior features: No patio or porch; Not waterfront; Security cameras

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: One bedroom on the first floor
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heat; Natural gas heating; Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Ceiling fans; Chandelier; Crown molding; Entrance foyer; Quartz/Quartzite counters

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $254k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $254k).

Location & tenants

• Location reads 75/100 on livability (#263 in NY, #4,136 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities D-, cost of living F.
• Westbury Union Free School District (suburban): math 28% / reading 43% proficiency, ranked #531 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Powells Lane School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 486 students, 60% FRL); Westbury Middle School (math 5% / reading 32%, grade F, #689 of 729 statewide, top 95%, 1,053 students, 61% FRL); Westbury High School (math 79% / reading 75%, grade A-, #583 of 1,100 statewide, top 56%, 1,541 students, 59% FRL).
• Market conditions: 183 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 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 $8k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago 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 $216k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 41% 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 $254,000

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1951 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.13% ✓
• Cap rate: 3.93%
• Cash-on-cash: -8.44%
• DSCR: 0.62
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -30.7%
• Equity multiple: -0.02×
• Total profit: $-72,357
• Equity at exit: $37,872

10-year hold

• IRR: -31.5%
• Equity multiple: -0.42×
• Total profit: $-101,328
• Equity at exit: $21,961

Cash invested: $71,120 (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 11590

• Active inventory: 183
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,873 high
• Mortgage (P&I): −$1,332
• Tax est. 1.5%: −$318 /mo · $3,810/yr
• Insurance: −$106
• HOA est. from 1 same-building comp: −$1,015
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-500

Break-even live

Break-even rent $3,507

Max offer price $181,604

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-413	+0% $-500	+5% $-588	+10% $-676
Rent	-10% $-727	-5% $-614	+0% $-500	+5% $-387	+10% $-273
Rate	-1.0pp $-372	-0.5pp $-436	base $-500	+0.5pp $-566	+1.0pp $-633

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
289 Post Ave Unit 204 Westbury, NY	1.0	1.0	650	$2,550	$3.92	19d	1	0.15mi
157 Post Ave Apt 302 Westbury, NY	1.0	1.0	750	$3,200	$4.27	44d	1	0.48mi
461 Railroad Ave Westbury, NY	2.0	1.0–2.0	808	$3,861	$4.78	2d	16	0.52mi
130 Post Ave Westbury, NY	1.0	1.0	748	$3,250	$4.34	19d	2	0.53mi
130 Post Ave Westbury, NY	1.0	1.0	748	$2,900	$3.88	4d	2	0.53mi
67 Madison Ave Westbury, NY	2.0	1.0	650	$2,450	$3.77	44d	1	0.64mi
54 School St #121 Westbury, NY	1.0	1.0	668	$3,000	$4.49	19d	1	0.77mi
22 Lexington Ave Westbury, NY	2.0	1.0	1109	$3,350	$3.02	44d	1	0.78mi
31 Lenox Ave Westbury, NY	1.0	1.0	900	$2,300	$2.56	18d	1	0.84mi
1299 Corporate Dr Westbury, NY	1.0–3.0	1.0–2.0	1073	$3,480	$3.24	2d	1	1.25mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $254,000 Active 14 DOM
2. 2026-06-17
   days on market $254,000 Active 13 DOM
3. 2026-06-16
   days on market $254,000 Active 12 DOM
4. 2026-06-15
   days on market $254,000 Active 11 DOM
5. 2026-06-13
   days on market $254,000 Active 9 DOM
6. 2026-06-13
   days on market $254,000 Active 8 DOM
7. 2026-06-10
   days on market $254,000 Active 5 DOM
8. 2026-06-08
   days on market $254,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $254,000 Active 3 DOM

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $34,481
• − Mortgage interest: −$14,228
• − Property taxes: −$3,810
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − HOA: −$12,180
• − Depreciation: −$7,389
• Taxable loss: −$9,913
• Est. tax savings @ 24.0%: +$2,379
• After-tax cash flow: $-3,625/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

Fair 45/100 Moderate rehab

This 1-bedroom condo in a quiet park-like setting requires minor repairs and maintenance to improve its condition and value.

Repairs flagged

• Minor Paint — Some discoloration on walls
• Minor Flooring — Some wear on carpet

Value-add opportunities

• Both Paint — Fresh paint can improve the overall appearance and value
• Both Flooring — New flooring can enhance the living spaces and increase appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some discoloration on walls	Minor	$500–3,000
Flooring · Some wear on carpet	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint can improve the overall appearance and value ↑
• Both Flooring — New flooring can enhance the living spaces and increase appeal ↑

ⓘ 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: Westbury Union Free School District
• NCES district ID: 3630960
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $77,391
• Composite: 33.33/100
• National rank: #5498
• State rank: #531 of 590 in NY

Livability — Westbury

• Score: 75/100
• State rank: #263
• US rank: #4136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westbury, NY
• County: Nassau County · 653,051 people
• City population: 47,599
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 47,599
• Household income: $152,960
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 730.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 37% White 31% Two or more races 16% Black 15% Asian 12%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3% Cuban 1% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Scotch-Irish 2%
• Foreign-born: 36% · Canada, China, South Korea
• Languages at home: 48% English-only · Spanish 33% Other Indo-European 7% French/Haitian/Cajun 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: ▼ -665.76%
• Current HPI: 340.5834
• 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

+6.3% since first listed

5 events — show timeline

• 2026-06-04 Listed $254,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-24 Sold (MLS) $216,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-02-04 Price Changed $229,500 OneKey® MLS as Distributed by MLS Grid
• 2022-09-28 Listed $239,000 OneKey® MLS as Distributed by MLS Grid