18 Pine Dr N · Roslyn, NY 11576

$1,599,000

3 bd · 2.5 ba · 2,577 sqft · SingleFamily public records · 27 Days on market

Built 1955 0.29 ac lot Est $1508k · 6% over

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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 +7.7/10.0
• Cash flow +7.3/30.0
• ARV discount +4.8/15.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Updated & Expanded! Bright And Cheerful! Fabulous Split In The Pool & Tennis Community Of The Pines. Offers Large Foyer, Great Open Flow With High Ceiling, Beautiful Added Den Next To Dining Rm W/ Breathtaking Views & Access To Deck, Updated Eat In Kitchen W/ Granite Counter Top, Wood Floors Throughout, Lower Level Den& Finished Basement. Roslyn School!

Key facts

• Designer kitchen
• Split-level home
• Hardwood floors

Tags

• SPLIT-LEVEL HOME
• ROSLYN SCHOOL DISTRICT
• SPACIOUS LIVING ROOM
• FIREPLACE
• HARDWOOD FLOORS
• DESIGNER KITCHEN

Property features AI

Exterior

• Parking: Attached garage (1 space), total parking for 1 vehicle; Has garage
• Utilities: Cesspool sewer; Natural gas connected
• Home design: Single family residence; Living area recorded from public records
• Construction: Brick and frame construction
• Exterior features: Brick and frame construction; Not waterfront

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Dishwasher
• Bedrooms: Total rooms: 8; Basement: partially finished (additional living space)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Chef's kitchen with kitchen island and open layout; Quartz/Quartzite counters; Primary bathroom; High-speed internet; Walk-through kitchen; Deck
• Laundry & utility: Washer; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.60M.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.22M (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.08M (32.5% below list).
• Recommended offer: $1.08M (32.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#63 in NY, #910 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Roslyn Union Free School District (suburban): math 83% / reading 82% proficiency, ranked #28 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: East Hills Elementary School (math 80% / reading 83%, grade A+, #170 of 2,108 statewide, top 8%, 565 students, 17% FRL); Roslyn Middle School (math 78% / reading 82%, grade A+, #28 of 729 statewide, top 4%, 766 students, 16% FRL); Roslyn High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,035 students, 15% FRL).
• Market conditions: 81 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $131k of equity ($11k loan paydown + $120k 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 ~$209k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $870k; list at $1.60M implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $1,079,023 (32.5% 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 1955 — 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. 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?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $1,507,545
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 John Bean Ct	0.32mi	3/3.5	2,463 (-4%)	2mo	$1,075,000	$436	72
83 Fernwood Ln	0.24mi	4/3.0 (+1)	2,631 (+2%)	9mo	$1,430,000	$544	71
45 Pool Dr	0.26mi	4/2.5 (+1)	2,756 (+7%)	9mo	$1,845,000	$669	64
44 Fernwood Ln	0.19mi	4/3.0 (+1)	2,800 (+9%)	11mo	$1,630,000	$582	61
15 The Oaks	0.56mi	4/2.5 (+1)	2,481 (-4%)	6mo	$1,757,500	$708	57
18 Bayberry Rdg	0.50mi	4/3.5 (+1)	2,660 (+3%)	12mo	$1,420,000	$534	52
67 Fernwood Ln	0.26mi	4/3.5 (+1)	2,285 (-11%)	13mo	$1,350,000	$591	50
22 Junard Dr	0.63mi	4/3.0 (+1)	2,500 (-3%)	13mo	$1,475,000	$590	48
107 Warner Ave	0.72mi	4/2.5 (+1)	2,404 (-7%)	7mo	$930,000	$387	44
5 Hillside Ave	0.63mi	4/2.0 (+1)	2,230 (-14%)	2mo	$1,305,000	$585	40
157 E Broadway	0.60mi	3/3.0	2,204 (-14%)	8mo	$1,200,000	$544	40
22 Sunnyvale Rd	0.71mi	4/3.5 (+1)	2,391 (-7%)	10mo	$1,635,000	$684	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 14.5%
• Equity multiple: 2.05×
• Total profit: $471,057
• Equity at exit: $1,159,100

10-year hold

• IRR: 14.4%
• Equity multiple: 4.28×
• Total profit: $1,466,828
• Equity at exit: $2,249,615

Cash invested: $447,720 (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 11576

• Home prices YoY: 2.5%
• Active inventory: 81
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $10,790 medium
• Mortgage (P&I): −$8,385
• Tax from tax record: −$1,595 /mo · $19,144/yr
• Insurance: −$666
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,266
• Net cashflow: $-2,123

Break-even live

Break-even rent $13,477

Max offer price $1,224,022

Occupancy floor —

Sensitivity live

Price	-10% $-1,218	-5% $-1,670	+0% $-2,123	+5% $-2,575	+10% $-3,028
Rent	-10% $-2,975	-5% $-2,549	+0% $-2,123	+5% $-1,696	+10% $-1,270
Rate	-1.0pp $-1,317	-0.5pp $-1,716	base $-2,123	+0.5pp $-2,537	+1.0pp $-2,959

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: $399,750
• Closing costs: $47,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 Mill Crk S #902 Roslyn, NY	3.0	3.5	3172	$12,000	$3.78	24d	1	0.38mi
333 Warner Ave Unit 316 Roslyn Heights, NY	2.0	2.5	1784	$7,850	$4.40	4d	1	0.89mi
91 Duckpond Dr Manhasset, NY	2.0	2.0	1915	$8,530	$4.45	3d	1	1.10mi
67 Short Way Roslyn Heights, NY	3.0	3.5	3706	$12,800	$3.45	24d	1	1.12mi

Listing history 25 events

1. 2026-06-21
   days on market $1,599,000 Active 27 DOM
2. 2026-06-18
   days on market $1,599,000 Active 24 DOM
3. 2026-06-17
   days on market $1,599,000 Active 23 DOM
4. 2026-06-16
   days on market $1,599,000 Active 22 DOM
5. 2026-06-15
   days on market $1,599,000 Active 21 DOM
6. 2026-06-13
   days on market $1,599,000 Active 19 DOM
7. 2026-06-13
   days on market $1,599,000 Active 18 DOM
8. 2026-06-09
   days on market $1,599,000 Active 15 DOM
9. 2026-06-08
   days on market $1,599,000 Active 14 DOM
10. 2026-06-07
    days on market $1,599,000 Active 13 DOM
11. 2026-06-04
    days on market $1,599,000 Active 10 DOM
12. 2026-06-03
    days on market $1,599,000 Active 9 DOM
13. 2026-06-02
    days on market $1,599,000 Active 8 DOM
14. 2026-06-01
    days on market $1,599,000 Active 7 DOM
15. 2026-05-31
    days on market $1,599,000 Active 6 DOM
16. 2026-05-25
    listed $1,599,000 Active
17. 2015-06-19
    soldstatus $870,000
18. 2015-06-12
    historical 371-char remark

    Show marketing remark (371 chars)

    Updated & Expanded! Bright And Cheerful! Fabulous Split In The Pool & Tennis Community Of The Pines. Offers Large Foyer, Great Open Flow With High Ceiling, Beautiful Added Den Next To Dining Rm W/ Breathtaking Views & Access To Deck, Updated Eat In Kitchen W/ Granite Counter Top, Wood Floors Throughout, Lower Level Den& Finished Basement. Roslyn School!

19. 2015-06-11
    soldstatus $870,000 Closed 371-char remark

    Show marketing remark (463 chars)

    Updated & Expanded! Bright And Cheerful! Fabulous Split In The Pool & Tennis Community Of The Pines. Offers Large Foyer, Great Open Flow With High Ceiling, Beautiful Added Den Next To Dining Rm W/Breathtaking Views & Access To Deck, Updated Eat In Kitchen W/ Granite Counter Top, Wood Floors Throughout, Lower Level Den& Finished Basement. Roslyn School!, Additional information: Appearance:Mint++,ExterioFeatures:Tennis,Separate Hotwater Heater:Y

20. 2015-06-11
    soldstatus $870,000 463-char remark

    Show marketing remark (463 chars)

    Updated & Expanded! Bright And Cheerful! Fabulous Split In The Pool & Tennis Community Of The Pines. Offers Large Foyer, Great Open Flow With High Ceiling, Beautiful Added Den Next To Dining Rm W/Breathtaking Views & Access To Deck, Updated Eat In Kitchen W/ Granite Counter Top, Wood Floors Throughout, Lower Level Den& Finished Basement. Roslyn School!, Additional information: Appearance:Mint++,ExterioFeatures:Tennis,Separate Hotwater Heater:Y

21. 2015-04-03
    status Under Contract 371-char remark

    Show marketing remark (371 chars)

    Updated & Expanded! Bright And Cheerful! Fabulous Split In The Pool & Tennis Community Of The Pines. Offers Large Foyer, Great Open Flow With High Ceiling, Beautiful Added Den Next To Dining Rm W/ Breathtaking Views & Access To Deck, Updated Eat In Kitchen W/ Granite Counter Top, Wood Floors Throughout, Lower Level Den& Finished Basement. Roslyn School!

22. 2015-02-02
    listed $898,000 New 371-char remark

    Show marketing remark (463 chars)

    Updated & Expanded! Bright And Cheerful! Fabulous Split In The Pool & Tennis Community Of The Pines. Offers Large Foyer, Great Open Flow With High Ceiling, Beautiful Added Den Next To Dining Rm W/Breathtaking Views & Access To Deck, Updated Eat In Kitchen W/ Granite Counter Top, Wood Floors Throughout, Lower Level Den& Finished Basement. Roslyn School!, Additional information: Appearance:Mint++,ExterioFeatures:Tennis,Separate Hotwater Heater:Y

23. 2015-02-02
    listed $898,000 463-char remark

    Show marketing remark (463 chars)

    Updated & Expanded! Bright And Cheerful! Fabulous Split In The Pool & Tennis Community Of The Pines. Offers Large Foyer, Great Open Flow With High Ceiling, Beautiful Added Den Next To Dining Rm W/Breathtaking Views & Access To Deck, Updated Eat In Kitchen W/ Granite Counter Top, Wood Floors Throughout, Lower Level Den& Finished Basement. Roslyn School!, Additional information: Appearance:Mint++,ExterioFeatures:Tennis,Separate Hotwater Heater:Y

24. 2006-04-17
    soldstatus $755,000
25. 2000-10-18
    soldstatus $460,000

ⓘ 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: $19,144 · $1,595/mo
• Projected year-2 tax: $23,084 · $1,924/mo
• Expected delta: +$3,939/yr (+$328/mo · 20.6%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $129,483
• − Mortgage interest: −$89,569
• − Property taxes: −$19,144
• − Insurance: −$7,995
• − Repairs & maintenance: −$10,359
• − Management: −$10,359
• − Depreciation: −$46,516
• Taxable loss: −$54,459
• Est. tax savings @ 24.0%: +$13,070
• After-tax cash flow: $-12,402/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: Roslyn Union Free School District
• NCES district ID: 3625050
• Math proficiency: 83% ▼ -2.00%
• Reading proficiency: 82% ▲ 3.00%
• Median HH income: $128,640
• Composite: 77.26/100
• National rank: #101
• State rank: #28 of 590 in NY

Livability — Roslyn

• Score: 83/100
• State rank: #63
• US rank: #910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roslyn, NY
• City population: 12,796
• 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

+247.6% since first listed

10 events — show timeline

• 2026-05-25 Listed $1,599,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-19 Sold (Public Records) $870,000 Public Records
• 2015-06-12 Delisted — MLSLI
• 2015-06-11 Sold (MLS) $870,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-11 Sold (MLS) $870,000 MLSLI
• 2015-04-03 Pending — MLSLI
• 2015-02-02 Listed $898,000 MLSLI
• 2015-02-02 Listed $898,000 OneKey® MLS as Distributed by MLS Grid
• 2006-04-17 Sold (Public Records) $755,000 Public Records
• 2000-10-18 Sold (Public Records) $460,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $19,144 · +1.5% YoY. Source: county tax records.