185 Atlantic Ave Unit B-10 · Lynbrook, NY 11563

$284,900

1 bd · 1.0 ba · 800 sqft · Condo · 29 Days on market

Built 1920 Good 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
• Schools +6.7/10.0
• 1% rule +5.4/10.0
• Livability +4.4/5.0
• Cash flow +4.3/30.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Huge 1 Bedroom Apartment W/ High Ceilings. Parking, Gym, Laundry Room, Storage. 30 Minutes To Penn Station, Close to shopping, beaches & highway and public transportation. Must see!!!

Key facts

• Storage
• Laundry room
• Parking

Tags

• HIGH CEILINGS
• PARKING
• GYM
• LAUNDRY ROOM
• STORAGE
• CLOSE TO SHOPPING

Property features AI

Finance

• HOA & community: Monthly association fee; Association includes heat, hot water, water, sewer, trash, common area maintenance, grounds care, snow removal; Community amenities include fitness center, landscaping, maintained grounds, snow removal

Exterior

• Parking: Assigned parking in lot (1 space); Monthly parking fee
• Security: Security system; Video cameras
• Utilities: Electric service: PSEG; Public sewer; Sewer connected
• Home design: Stock cooperative; One level; Entry level: 2; 3 total stories
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator
• Bedrooms: Located on entry level 2
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam heat; Wall/window AC unit(s)
• Interior features: Eat-in kitchen; Entrance foyer; High ceilings; Storage
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-760 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 88/100 on livability (#10 in NY, #221 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Lynbrook Union Free School District (suburban): math 75% / reading 73% proficiency, ranked #72 of 590 in NY (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Marion Street School (math 82% / reading 77%, grade A, #188 of 2,108 statewide, top 11%, 454 students, 0% FRL); Lynbrook South Middle School (math 37% / reading 67%, grade C+, #241 of 729 statewide, top 35%, 388 students, 13% FRL); Lynbrook Senior High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 850 students, 19% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 133 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $9k 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 29 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $280,626 (1.5% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 3.09%
• Cash-on-cash: -11.43%
• DSCR: 0.49
• GRM: 8.0

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: -36.7%
• Equity multiple: -0.18×
• Total profit: $-93,821
• Equity at exit: $42,480

10-year hold

• IRR: -48.9%
• Equity multiple: -0.77×
• Total profit: $-141,010
• Equity at exit: $24,633

Cash invested: $79,772 (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: 133
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,961 high
• Mortgage (P&I): −$1,494
• Tax est. 1.5%: −$356 /mo · $4,274/yr
• Insurance: −$119
• HOA est. from 2 same-building comps: −$1,130
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-760

Break-even live

Break-even rent $3,923

Max offer price $174,951

Occupancy floor —

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Doxsey Pl Unit 3 Lynbrook, NY	2.0	1.0	900	$3,300	$3.67	24d	1	0.14mi
112 Atlantic Ave Apt 71 Lynbrook, NY	2.0	1.0	760	$3,000	$3.95	13d	1	0.20mi
318 Earle Ave Unit 2 Lynbrook, NY	1.0	1.0	600	$2,500	$4.17	24d	1	0.75mi
157 Hempstead Ave Unit B6 Lynbrook, NY	1.0	1.0	700	$2,700	$3.86	24d	1	0.82mi
65 Prospect Ave Apt 15W Lynbrook, NY	2.0	2.0	1060	$3,680	$3.47	21d	1	0.85mi
65 Prospect Ave Unit 2W Lynbrook, NY	1.0	1.0	800	$3,055	$3.82	43d	1	0.85mi
111 S Centre Ave Apt 1SS Rockville Centre, NY	2.0	1.0	950	$3,250	$3.42	4d	1	1.04mi
80 N Centre Ave Rockville Centre, NY	3.0	1.0–3.5	1254	$3,962	$3.16	1d	1	1.15mi
67 N Prospect Ave Unit 16C Lynbrook, NY	1.0	1.0	785	$3,030	$3.86	18d	1	1.24mi
8 Winthrop St Unit 2 Lynbrook, NY	1.0	1.0	600	$2,100	$3.50	43d	1	1.24mi
141 Munro Blvd Valley Stream, NY	1.0	1.0	1000	$1,300	$1.30	17d	1	1.40mi
8 Roswell Ave Oceanside, NY	2.0	1.5	741	$3,100	$4.18	24d	1	1.45mi
45 Grand Ave Rockville Centre, NY	2.0	1.0	800	$3,000	$3.75	24d	1	1.49mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $284,900 Active 29 DOM
2. 2026-06-17
   days on market $284,900 Active 28 DOM
3. 2026-06-16
   days on market $284,900 Active 27 DOM
4. 2026-06-15
   days on market $284,900 Active 26 DOM
5. 2026-06-13
   pricedays on market $284,900 Active 24 DOM
6. 2026-06-09
   days on market $289,000 Active 20 DOM
7. 2026-06-08
   days on market $289,000 Active 19 DOM
8. 2026-06-07
   days on market $289,000 Active 18 DOM
9. 2026-06-04
   days on market $289,000 Active 15 DOM
10. 2026-06-03
    days on market $289,000 Active 14 DOM
11. 2026-06-02
    days on market $289,000 Active 13 DOM
12. 2026-06-01
    days on market $289,000 Active 12 DOM
13. 2026-05-31
    days on market $289,000 Active 11 DOM
14. 2026-05-20
    listed $289,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 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: $35,530
• − Mortgage interest: −$15,959
• − Property taxes: −$4,274
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,842
• − Management: −$2,842
• − HOA: −$13,560
• − Depreciation: −$8,288
• Taxable loss: −$13,660
• Est. tax savings @ 24.0%: +$3,278
• After-tax cash flow: $-5,840/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 80/100 Cosmetic rehab

This well-maintained apartment is move-in ready with a good condition score and potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Updating the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Upgrading the bathroom fixtures — Newer fixtures can improve functionality and appeal to potential buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract more interest from potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Upgrading the bathroom fixtures — Newer fixtures can improve functionality and appeal to potential buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract more interest from potential buyers and renters. ↑

ⓘ 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: Lynbrook Union Free School District
• NCES district ID: 3617910
• Math proficiency: 75% ▬ 0.00%
• Reading proficiency: 73% ▲ 2.00%
• Median HH income: $93,436
• Composite: 66.85/100
• National rank: #404
• State rank: #72 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

1 event — show timeline

• 2026-05-20 Listed $289,000 OneKey® MLS as Distributed by MLS Grid