20 Highland Pl · University Gardens, NY 11020

$998,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 22 Days on market

Built 1928 4,000 sqft lot $732/sqft · 25% below area Est $1326k · 25% under

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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).

• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• Schools +7.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Nestled on a charming tree-lined street in the heart of Great Neck with Great Neck Schools, this inviting and well-maintained home presents an exceptional opportunity. Located at 20 Highland Place, this classic residence offers warmth, character, and tremendous potential for customization. Originally designed as a 3-bedroom home, the current layout has been converted into a spacious 2-bedroom configuration and can easily be restored to its original 3-bedroom design. The home features a bright and welcoming living room, formal dining room, comfortable den/home office, functional kitchen, and a walk-up attic offering additional storage or future possibilities. The second-floor bathroom is in

Key facts

• 4,000 sq ft lot
• Garage
• Built 1928

Property features AI

Exterior

• Parking: Driveway; Private garage; 1 total parking space; 1 garage space
• Utilities: Public sewer; Electricity connected; Sewer connected; Natural gas connected
• Home design: Single family residence
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator; Stainless steel appliances
• Bedrooms: Attic finished and full
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (natural gas); Wall/window cooling unit(s); Natural gas connected
• Interior features: Breakfast bar; Eat-in kitchen; Entrance foyer; Formal dining room; Granite countertops
• Laundry & utility: Washer; Dryer; Finished full basement (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $998k.

Deal economics

• At list price, monthly cash flow is $-4k ($-44k/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (65.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $416k (58.4% below list).
• Recommended offer: $345k (65.5% below list) — sets the bar for cash-flow.
• Cap rate 1.8% vs local median 2.6% in University Gardens — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 77/100 on livability (#197 in NY, #3,023 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, cost of living F.
• Great Neck Union Free School District (suburban): math 86% / reading 83% proficiency, ranked #30 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Lakeville Elementary School (math 94% / reading 94%, grade A+, #16 of 2,108 statewide, top 1%, 762 students, 19% FRL); Great Neck South Middle School (math 79% / reading 81%, grade A+, #28 of 729 statewide, top 4%, 861 students, 23% FRL); Great Neck South High School (math 100% / reading 92%, grade A+, #71 of 1,100 statewide, top 7%, 1,262 students, 0% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $72k of equity ($7k loan paydown + $65k appreciation (6.5% 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 ~$115k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($983k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $220k; list at $998k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $344,739 (65.5% 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 1928 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.42% ✗
• Cap rate: 1.85%
• Cash-on-cash: -15.88%
• DSCR: 0.29
• GRM: 20.0

CMA / ARV

• ARV (median comp): $1,325,706
• List price: $998,000
• Delta: -24.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
254-28 Walden Ave	0.12mi	3/1.5	1,470 (+8%)	1mo	$1,290,000	$878	79
4934 Little Neck Pkwy	0.14mi	2/2.5 (-1)	1,450 (+6%)	2mo	$975,000	$672	70
4607 Concord Ave	0.24mi	3/1.0	1,485 (+9%)	5mo	$1,050,000	$707	70
4627 Jayson Ave	0.31mi	3/1.5	1,187 (-13%)	2mo	$1,020,000	$859	60
50-54 Deepdale Pl	0.37mi	3/3.0	1,249 (-8%)	4mo	$1,250,000	$1,001	57
248-14 Deepdale Ave	0.59mi	3/1.5	1,276 (-6%)	4mo	$950,000	$745	56
260-01 57th Ave	0.53mi	3/2.5	1,220 (-11%)	1mo	$1,130,000	$926	51
24947 Rushmore Ter	0.39mi	2/2.0 (-1)	1,512 (+11%)	5mo	$880,000	$582	50
41-29 248th St	0.68mi	3/1.5	1,242 (-9%)	3mo	$970,000	$781	49
5006 Marathon Pkwy	0.61mi	3/1.0	1,200 (-12%)	5mo	$1,100,000	$917	48
4172 Glenwood St	0.45mi	4/3.0 (+1)	1,186 (-13%)	3mo	$980,000	$826	42
43 Jayson Ave	0.67mi	3/3.5	1,500 (+10%)	3mo	$1,350,000	$900	40

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

Projected returns pro-forma

6.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $83,673
• Equity at exit: $660,297

10-year hold

• IRR: 6.9%
• Equity multiple: 2.52×
• Total profit: $423,560
• Equity at exit: $1,226,909

Cash invested: $279,440 (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 11020

• Home prices YoY: 2.1%
• Active inventory: 37
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $4,157 high
• Mortgage (P&I): −$5,234
• Tax from tax record: −$1,332 /mo · $15,987/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $-3,698

Break-even live

Break-even rent $8,838

Max offer price $344,739

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: $249,500
• Closing costs: $29,940
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4623 Arcadia Ln Great Neck, NY	3.0	1.0	1480	$4,700	$3.18	44d	1	0.25mi
26005 Kensington Pl Great Neck, NY	3.0	2.0	1512	$4,700	$3.11	44d	1	0.31mi
4141 Little Neck Pkwy #3 Little Neck, NY	2.0	2.0	1350	$3,000	$2.22	25d	1	0.56mi
5710 253rd St Little Neck, NY	3.0	1.0	1236	$3,400	$2.75	1d	1	0.57mi
4245 247th St Little Neck, NY	3.0	1.0	1080	$3,800	$3.52	25d	1	0.65mi
253-15 60th Ave Unit 2nd Floor Flushing, NY	3.0	2.0	1100	$3,500	$3.18	3d	1	0.71mi
5804 264th St Little Neck, NY	3.0	2.0	1196	$4,700	$3.93	10d	1	0.74mi
245-63 61st Ave Unit 1FL Flushing, NY	3.0	2.0	1000	$3,000	$3.00	24d	1	0.91mi
4420 Douglaston Pkwy Unit 5A Little Neck, NY	2.0	1.0	900	$3,100	$3.44	4d	1	0.92mi
100 Cuttermill Rd Great Neck, NY	1.0–2.0	1.5–2.5	1200	$5,500	$4.58	25d	1	0.92mi
245-80 61st Ave Unit 2 Fl Flushing, NY	3.0	1.0	1703	$4,000	$2.35	25d	1	0.93mi
46-05 Hanford St Unit 1 Douglaston, NY	2.0	1.0	1800	$4,100	$2.28	25d	1	0.94mi
141 Great Neck Rd Unit 2G Great Neck, NY	2.0	1.5	1000	$4,250	$4.25	3d	1	1.00mi
141 Great Neck Rd Unit 3A Great Neck, NY	2.0	2.5	1490	$4,800	$3.22	19d	1	1.00mi
4 Chelsea Pl Unit 3D Great Neck, NY	2.0	2.0	1200	$4,700	$3.92	44d	1	1.01mi
4 Chelsea Pl Apt 3F Great Neck, NY	2.0	2.0	900	$4,600	$5.11	25d	1	1.01mi
88 Cuttermill Rd #518 Great Neck, NY	2.0	2.5	1360	$4,980	$3.66	44d	1	1.01mi
130 S Middle Neck Rd #2 Great Neck, NY	3.0	2.0	1500	$4,300	$2.87	1d	1	1.07mi
55 S Middle Neck Rd Unit 4C Great Neck, NY	2.0	2.0	1200	$4,600	$3.83	44d	1	1.13mi
6923 Little Neck Pkwy Glen Oaks, NY	3.0	2.0	1300	$3,250	$2.50	12d	1	1.24mi
37 Spruce St Unit 2 Great Neck, NY	2.0	1.0	900	$3,500	$3.89	44d	1	1.28mi
15 Prospect St Unit 2FL Great Neck, NY	3.0	3.0	1350	$4,950	$3.67	17d	1	1.30mi
7058 260th St Unit 15H42 Glen Oaks, NY	2.0	1.0	1600	$3,100	$1.94	5d	1	1.34mi
240-53 68th Ave Unit 1st Floor Douglaston, NY	2.0	1.0	900	$2,500	$2.78	25d	1	1.36mi

Listing history 3 events

1. 2026-05-09
   listed $998,000 Active 1227-char remark
2. 2026-05-07
   historical $998,000 1227-char remark
3. 1993-03-26
   soldstatus $220,000

ⓘ 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: $15,987 · $1,332/mo
• Projected year-2 tax: $16,427 · $1,369/mo
• Expected delta: +$440/yr (+$37/mo · 2.8%)

ⓘ 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 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $49,879
• − Mortgage interest: −$55,904
• − Property taxes: −$15,987
• − Insurance: −$4,990
• − Repairs & maintenance: −$3,990
• − Management: −$3,990
• − Depreciation: −$29,033
• Taxable loss: −$64,014
• Est. tax savings @ 24.0%: +$15,363
• After-tax cash flow: $-29,012/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: Great Neck Union Free School District
• NCES district ID: 3612510
• Math proficiency: 86% ▬ 0.00%
• Reading proficiency: 83% ▬ 0.00%
• Median HH income: $99,939
• Composite: 76.19/100
• National rank: #111
• State rank: #30 of 590 in NY

Livability — University Gardens

• Score: 77/100
• State rank: #197
• US rank: #3023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University Gardens, NY
• Population (ZIP): 5,986

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 0.65)
• Race & ethnicity: Asian 43% White 38% Black 14% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Romanian 2% Scotch-Irish 1% Scandinavian 1%
• Foreign-born: 32% · China, South Korea, Canada
• Languages at home: 60% English-only · Chinese 24% Korean 5% Other Indo-European 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: ▲ 6.52%
• Current HPI: 320.5214
• 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

+353.6% since first listed

4 events — show timeline

• 2026-05-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-09 Listed $998,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $998,000 OneKey® MLS as Distributed by MLS Grid
• 1993-03-26 Sold (Public Records) $220,000 Public Records

Property tax history

+4.5%/yr

Latest (2024): $15,987 · +5.3% YoY. Source: county tax records.