23 Edwards St Unit 2A · Roslyn, NY 11577

$424,999

2 bd · 1.0 ba · 900 sqft · Condo · 47 Days on market

Built 1950

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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 +16.6/30.0
• Schools +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Roslyn Gardens, Two Bedroom Unit that Features A Entry Foyer, Dining Room, Living Room, Kitchen, Bath, and Hardwood Floors with court yard views. Ready to move in.

Key facts

• Built 1950
• Listed 47 days

Property features AI

Finance

• HOA & community: Monthly maintenance fee of $1,059.31 (additional fees)

Exterior

• Parking: On-street parking; Parking lot (waitlist)
• Utilities: Electricity connected (PSEG); Public sewer
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; No basement; Total of 5 rooms; Two-story unit (entry at level 2)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $405k (4.8% below list).
• Recommended offer: $405k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.6% in Roslyn — 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 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: Roslyn Heights Elementary School (345 students, 20% 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: 71 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $13k 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 47 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $319k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $404,733 (4.8% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.8

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-52,227
• Equity at exit: $63,369

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-23,881
• Equity at exit: $36,746

Cash invested: $119,000 (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 11577

• Home prices YoY: -28.9%
• Active inventory: 71
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,047 medium
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $260

Break-even live

Break-even rent $3,718

Max offer price $424,999

Occupancy floor 89%

Sensitivity live

Price	-10% $554	-5% $407	+0% $260	+5% $113	+10% $-33
Rent	-10% $-59	-5% $100	+0% $260	+5% $420	+10% $580
Rate	-1.0pp $474	-0.5pp $368	base $260	+0.5pp $150	+1.0pp $38

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Warner Ave Unit 304 Roslyn Heights, NY	1.0	1.0	856	$4,450	$5.20	13d	1	0.19mi
3 Bryant Ave Unit C Roslyn, NY	2.0	1.0	825	$3,200	$3.88	45d	1	0.73mi
1012 Old Northern Blvd Roslyn, NY	2.0	2.0	900	$3,250	$3.61	18d	1	0.79mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-08
   status $424,999 Pending 47 DOM
2. 2026-06-07
   days on market $424,999 Active 47 DOM
3. 2026-06-04
   days on market $424,999 Active 44 DOM
4. 2026-06-03
   days on market $424,999 Active 43 DOM
5. 2026-06-02
   days on market $424,999 Active 42 DOM
6. 2026-06-01
   days on market $424,999 Active 41 DOM
7. 2026-05-31
   days on market $424,999 Active 40 DOM
8. 2026-04-22
   listed $424,999 Active 729-char remark
9. 2026-04-19
   historical $424,999 729-char remark
10. 2022-04-12
    soldstatus $319,000 Closed 163-char remark

    Show marketing remark (163 chars)

    Roslyn Gardens, Two Bedroom Unit that Features A Entry Foyer, Dining Room, Living Room, Kitchen, Bath, and Hardwood Floors with court yard views. Ready to move in.

11. 2022-01-03
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Roslyn Gardens, Two Bedroom Unit that Features A Entry Foyer, Dining Room, Living Room, Kitchen, Bath, and Hardwood Floors with court yard views. Ready to move in.

12. 2021-11-27
    status Active 163-char remark

    Show marketing remark (163 chars)

    Roslyn Gardens, Two Bedroom Unit that Features A Entry Foyer, Dining Room, Living Room, Kitchen, Bath, and Hardwood Floors with court yard views. Ready to move in.

13. 2021-11-14
    historical 163-char remark

    Show marketing remark (163 chars)

    Roslyn Gardens, Two Bedroom Unit that Features A Entry Foyer, Dining Room, Living Room, Kitchen, Bath, and Hardwood Floors with court yard views. Ready to move in.

14. 2021-11-12
    listed $319,000 Active 163-char remark

    Show marketing remark (163 chars)

    Roslyn Gardens, Two Bedroom Unit that Features A Entry Foyer, Dining Room, Living Room, Kitchen, Bath, and Hardwood Floors with court yard views. Ready to move in.

15. 2018-12-21
    soldstatus $275,000 Closed

    Show marketing remark (502 chars)

    A Spectacular Unit! Located In A Cul-De-Sac And Serene Courtyard Setting. This Second Floor Bright And Spacious, Two Bedroom Unit Features A Entry Foyer, Large Dr/Lr, Kitchen, Bath, Hardwood Floors, Upgraded Electrical, Freshly Painted With A Great Interior Location. Convenient To Lirr, Highways, Shops, Restaurants, Parks And The Beautiful Village Of Roslyn. Star Exemption $91.82/Maintenance With Star $903.44, Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

16. 2018-10-15
    status Under Contract

    Show marketing remark (502 chars)

    A Spectacular Unit! Located In A Cul-De-Sac And Serene Courtyard Setting. This Second Floor Bright And Spacious, Two Bedroom Unit Features A Entry Foyer, Large Dr/Lr, Kitchen, Bath, Hardwood Floors, Upgraded Electrical, Freshly Painted With A Great Interior Location. Convenient To Lirr, Highways, Shops, Restaurants, Parks And The Beautiful Village Of Roslyn. Star Exemption $91.82/Maintenance With Star $903.44, Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

17. 2018-09-17
    status Back On Market

    Show marketing remark (502 chars)

    A Spectacular Unit! Located In A Cul-De-Sac And Serene Courtyard Setting. This Second Floor Bright And Spacious, Two Bedroom Unit Features A Entry Foyer, Large Dr/Lr, Kitchen, Bath, Hardwood Floors, Upgraded Electrical, Freshly Painted With A Great Interior Location. Convenient To Lirr, Highways, Shops, Restaurants, Parks And The Beautiful Village Of Roslyn. Star Exemption $91.82/Maintenance With Star $903.44, Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

18. 2018-07-30
    status Under Contract

    Show marketing remark (502 chars)

    A Spectacular Unit! Located In A Cul-De-Sac And Serene Courtyard Setting. This Second Floor Bright And Spacious, Two Bedroom Unit Features A Entry Foyer, Large Dr/Lr, Kitchen, Bath, Hardwood Floors, Upgraded Electrical, Freshly Painted With A Great Interior Location. Convenient To Lirr, Highways, Shops, Restaurants, Parks And The Beautiful Village Of Roslyn. Star Exemption $91.82/Maintenance With Star $903.44, Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

19. 2018-06-25
    listed $275,000 New

    Show marketing remark (502 chars)

    A Spectacular Unit! Located In A Cul-De-Sac And Serene Courtyard Setting. This Second Floor Bright And Spacious, Two Bedroom Unit Features A Entry Foyer, Large Dr/Lr, Kitchen, Bath, Hardwood Floors, Upgraded Electrical, Freshly Painted With A Great Interior Location. Convenient To Lirr, Highways, Shops, Restaurants, Parks And The Beautiful Village Of Roslyn. Star Exemption $91.82/Maintenance With Star $903.44, Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

ⓘ 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 ≥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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,568
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,885
• − Management: −$3,885
• − Depreciation: −$12,364
• Taxable loss: −$3,873
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $4,053/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): 12,771

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 22% Hispanic / Latino 10% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2%
• Common ancestry: Scotch-Irish 6% Romanian 4% Danish 2%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Indo-European 11% Chinese 9% Spanish 8%

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: ▼ -125.67%
• Current HPI: 308.3566
• 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

+54.5% since first listed

13 events — show timeline

• 2026-06-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Listed $424,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-19 Coming Soon $424,999 OneKey® MLS as Distributed by MLS Grid
• 2022-04-12 Sold (MLS) $319,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-11-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-11-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-11-12 Listed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-21 Sold (MLS) $275,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-09-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-07-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-06-25 Listed $275,000 OneKey® MLS as Distributed by MLS Grid