8 Rockaway Ave · Westbury, NY 11590

$749,990

4 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 155 Days on market

Built 1958 4,000 sqft lot $596/sqft · 14% below area Est $868k · 14% 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 +13.6/15.0
• Cash flow +8.7/30.0
• Schools +6.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated, sun-filled Cape offers truly turn-key living — just move in and start enjoying your new home. Thoughtfully updated from top to bottom, this property features a brand-new roof, siding, windows, front steps, doors, trim, and gleaming hardwood floors throughout. The stunning new kitchen is equipped with quartz countertops and brand-new stainless-steel appliances, while the fully renovated bathrooms offer sleek, modern finishes. Additional upgrades include fresh interior paint, recessed hi-hat lighting, upgraded 200-amp electric service, new plumbing, and central air conditioning, delivering both comfort and efficiency. Located in the heart of Westbury, this home is close to Carle Place Park, Westbury Recreation Center, Eisenhower Park, and Cantiague Park, offering easy access to walking paths, athletic fields, pools, golf, and recreation. Commuters will love the convenient proximity to Old Country Road, Glen Cove Road, Jericho Turnpike, Northern State Parkway, Meadowbrook Parkway, and the Long Island Expressway, making travel throughout Long Island and into NYC effortless. Shopping, dining, medical centers, and major retail corridors are all just minutes away, including Roosevelt Field Mall and the Westbury retail district. This is a rare opportunity to own a fully updated, move-in-ready home in one of Nassau County’s most convenient and desirable locations.

Key facts

• Quartz countertops
• Fresh interior paint
• 4,000 sq ft lot

Tags

• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY RENOVATED BATHROOMS
• FRESH INTERIOR PAINT
• RECESSED HI-HAT LIGHTING
• UPGRADED ELECTRIC SERVICE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $-634 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $638k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $497k (33.8% below list).
• Recommended offer: $497k (33.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.3% in Westbury — 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 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.
• Carle Place Union Free School District (suburban): math 74% / reading 68% proficiency, ranked #99 of 590 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 183 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• This rent runs 39% of the median local income ($153k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 155 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $550k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $496,680 (33.8% 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. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.66% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 12.6

CMA / ARV

• ARV (median comp): $868,371
• List price: $749,990
• Delta: -13.63%
• 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
132 Gordon Ave	0.19mi	3/1.5 (-1)	1,200 (-5%)	6mo	$755,000	$629	72
119 Broadmoor Ln	0.28mi	3/1.0 (-1)	1,330 (+6%)	6mo	$680,000	$511	67
33 Cherry Ln	0.49mi	4/2.0	1,224 (-3%)	5mo	$714,000	$583	65
25 Winnie Ct	0.28mi	4/2.0	1,161 (-8%)	7mo	$860,000	$741	65
60 Concord St	0.37mi	4/2.0	1,347 (+7%)	6mo	$999,000	$742	62
87 Morningside Dr	0.13mi	4/3.0	1,155 (-8%)	21mo	$550,000	$476	55
22 Cherry Ln	0.52mi	4/2.5	1,224 (-3%)	15mo	$800,000	$654	52
99 Roosevelt Ct	0.44mi	3/1.5 (-1)	1,409 (+12%)	9mo	$760,000	$539	45
273 Curtis Ave	0.71mi	4/2.0	1,214 (-4%)	18mo	$755,000	$622	42
118 Roosevelt Ct	0.48mi	4/2.0	1,142 (-9%)	21mo	$685,000	$600	41
294 Curtis Ave	0.64mi	5/4.0 (+1)	1,125 (-11%)	2mo	$1,600,000	$1,422	34
205 Schenck Ave	0.74mi	3/2.0 (-1)	1,115 (-11%)	5mo	$723,000	$648	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-162,238
• Equity at exit: $111,826

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-194,549
• Equity at exit: $64,845

Cash invested: $209,997 (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: 12.6×

Monthly cashflow live

• Estimated rent: $4,967 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$313 /mo · $3,750/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,043
• Net cashflow: $-634

Break-even live

Break-even rent $5,770

Max offer price $637,939

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: $187,498
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1299 Corporate Dr Westbury, NY	1.0–3.0	1.0–2.0	1073	$5,167	$4.81	1d	1	0.40mi
33 Cherry Ln Carle Place, NY	4.0	2.0	1224	$4,800	$3.92	1d	1	0.51mi
248 Fulton St Westbury, NY	4.0	2.5	1000	$5,000	$5.00	43d	1	0.82mi
998 Stewart Ave Garden City, NY	1.0–3.0	1.0–2.0	1508	$6,000	$3.98	1d	1	0.89mi
261 Wilson Ave Unit 1ST Westbury, NY	3.0	1.0	950	$3,900	$4.11	24d	1	1.00mi

Listing history 20 events

1. 2026-06-18
   price $749,990 Active 155 DOM
2. 2026-06-18
   days on market $799,990 Active 155 DOM
3. 2026-06-17
   days on market $799,990 Active 154 DOM
4. 2026-06-16
   days on market $799,990 Active 153 DOM
5. 2026-06-15
   days on market $799,990 Active 152 DOM
6. 2026-06-13
   days on market $799,990 Active 150 DOM
7. 2026-06-13
   days on market $799,990 Active 149 DOM
8. 2026-06-09
   days on market $799,990 Active 146 DOM
9. 2026-06-08
   days on market $799,990 Active 145 DOM
10. 2026-06-07
    days on market $799,990 Active 144 DOM
11. 2026-06-04
    days on market $799,990 Active 141 DOM
12. 2026-06-03
    days on market $799,990 Active 140 DOM
13. 2026-06-02
    days on market $799,990 Active 139 DOM
14. 2026-06-01
    days on market $799,990 Active 138 DOM
15. 2026-05-31
    days on market $799,990 Active 137 DOM
16. 2026-02-17
    price $799,990 1421-char remark

    Show marketing remark (1421 chars)

    This beautifully renovated, sun-filled Cape offers truly turn-key living — just move in and start enjoying your new home. Thoughtfully updated from top to bottom, this property features a brand-new roof, siding, windows, front steps, doors, trim, and gleaming hardwood floors throughout. The stunning new kitchen is equipped with quartz countertops and brand-new stainless-steel appliances, while the fully renovated bathrooms offer sleek, modern finishes. Additional upgrades include fresh interior paint, recessed hi-hat lighting, upgraded 200-amp electric service, new plumbing, and central air conditioning, delivering both comfort and efficiency. Located in the heart of Westbury, this home is close to Carle Place Park, Westbury Recreation Center, Eisenhower Park, and Cantiague Park, offering easy access to walking paths, athletic fields, pools, golf, and recreation. Commuters will love the convenient proximity to Old Country Road, Glen Cove Road, Jericho Turnpike, Northern State Parkway, Meadowbrook Parkway, and the Long Island Expressway, making travel throughout Long Island and into NYC effortless. Shopping, dining, medical centers, and major retail corridors are all just minutes away, including Roosevelt Field Mall and the Westbury retail district. This is a rare opportunity to own a fully updated, move-in-ready home in one of Nassau County’s most convenient and desirable locations.

17. 2026-01-14
    listed $849,990 Active 1421-char remark

    Show marketing remark (1421 chars)

    This beautifully renovated, sun-filled Cape offers truly turn-key living — just move in and start enjoying your new home. Thoughtfully updated from top to bottom, this property features a brand-new roof, siding, windows, front steps, doors, trim, and gleaming hardwood floors throughout. The stunning new kitchen is equipped with quartz countertops and brand-new stainless-steel appliances, while the fully renovated bathrooms offer sleek, modern finishes. Additional upgrades include fresh interior paint, recessed hi-hat lighting, upgraded 200-amp electric service, new plumbing, and central air conditioning, delivering both comfort and efficiency. Located in the heart of Westbury, this home is close to Carle Place Park, Westbury Recreation Center, Eisenhower Park, and Cantiague Park, offering easy access to walking paths, athletic fields, pools, golf, and recreation. Commuters will love the convenient proximity to Old Country Road, Glen Cove Road, Jericho Turnpike, Northern State Parkway, Meadowbrook Parkway, and the Long Island Expressway, making travel throughout Long Island and into NYC effortless. Shopping, dining, medical centers, and major retail corridors are all just minutes away, including Roosevelt Field Mall and the Westbury retail district. This is a rare opportunity to own a fully updated, move-in-ready home in one of Nassau County’s most convenient and desirable locations.

18. 2025-10-01
    soldstatus $550,000
19. 2025-09-26
    historical
20. 2025-08-18
    listed $699,999 Active

ⓘ 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: $3,750 · $313/mo
• Projected year-2 tax: $8,213 · $684/mo
• Expected delta: +$4,462/yr (+$372/mo · 119.0%)

ⓘ 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 ≥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 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,602
• − Mortgage interest: −$42,011
• − Property taxes: −$3,750
• − Insurance: −$3,750
• − Repairs & maintenance: −$4,768
• − Management: −$4,768
• − Depreciation: −$21,818
• Taxable loss: −$21,264
• Est. tax savings @ 24.0%: +$5,103
• After-tax cash flow: $-2,508/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: Carle Place Union Free School District
• NCES district ID: 3606540
• Math proficiency: 74% ▼ -2.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $93,519
• Composite: 64.39/100
• National rank: #546
• State rank: #99 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

+14.3% since first listed

5 events — show timeline

• 2026-02-17 Price Changed $799,990 OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Listed $849,990 OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Sold (Public Records) $550,000 Public Records
• 2025-09-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-18 Listed $699,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2024): $3,750 · -3.4% YoY. Source: county tax records.