1 Edwards St Unit 2D · Roslyn, NY 11577

$309,000

1 bd · 1.0 ba · 662 sqft · Condo · 29 Days on market

Built 1950

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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).

• Schools +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Cash flow +4.1/30.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neat as a Pin...Light and Bright 2nd floor 1 Bedroom Co-Op !! This Unit is Nestled in a Beautifully Landscaped Private Cul-De Sac! Large Living Room & Dining Room ! Kitchen With Extra Cabinets ! Large Master Bedroom w/Extra Large Double Closet ! All Redone Hardwood Floors ! New Windows ! Close to Shopping & Transportation ! Don't Delay....Call Us Today !, Additional information: Appearance:Mint

Key facts

• Renovated
• Natural light
• Updated interior

Tags

• RENOVATED
• NATURAL LIGHT
• TREE-LINED VIEWS
• UPDATED INTERIOR
• TWO BLOCKS FROM LIRR
• ONE MILE FROM ROSLYN VILLAGE

Property features AI

Exterior

• Parking: Assigned parking; Garage parking available; Off-street parking; On-street parking; Parking lot available; Waitlist for parking
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Water connected
• Home design: Stock cooperative; Three-story building; Entry level: 1; Unit located on second floor
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Located on the second floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Formal dining area; Walk-through kitchen; Common area laundry; Pets allowed: cats
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $309k.

Deal economics

• At list price, monthly cash flow is $-853 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (15.4% below list).
• Recommended offer: $261k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 3.0% vs local median 4.6% in Roslyn — 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 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; 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 ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $250k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent; 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 $261,287 (15.4% 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 1950 — 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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 2.98%
• Cash-on-cash: -11.83%
• DSCR: 0.47
• GRM: 9.9

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: -37.7%
• Equity multiple: -0.20×
• Total profit: $-103,896
• Equity at exit: $46,073

10-year hold

• IRR: -53.5%
• Equity multiple: -0.83×
• Total profit: $-158,336
• Equity at exit: $26,717

Cash invested: $86,520 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,613 medium
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,635/yr
• Insurance: −$129
• HOA est. from 1 same-building comp: −$782
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-853

Break-even live

Break-even rent $3,693

Max offer price $185,532

Occupancy floor —

Sensitivity live

Price	-10% $-640	-5% $-746	+0% $-853	+5% $-960	+10% $-1,067
Rent	-10% $-1,060	-5% $-956	+0% $-853	+5% $-750	+10% $-647
Rate	-1.0pp $-698	-0.5pp $-775	base $-853	+0.5pp $-933	+1.0pp $-1,015

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $309,000 Active 29 DOM
2. 2026-06-18
   days on market $309,000 Active 26 DOM
3. 2026-06-17
   days on market $309,000 Active 25 DOM
4. 2026-06-16
   days on market $309,000 Active 24 DOM
5. 2026-06-15
   days on market $309,000 Active 23 DOM
6. 2026-06-13
   days on market $309,000 Active 21 DOM
7. 2026-06-13
   days on market $309,000 Active 20 DOM
8. 2026-06-09
   days on market $309,000 Active 17 DOM
9. 2026-06-08
   days on market $309,000 Active 16 DOM
10. 2026-06-07
    days on market $309,000 Active 15 DOM
11. 2026-06-04
    days on market $309,000 Active 12 DOM
12. 2026-06-03
    days on market $309,000 Active 11 DOM
13. 2026-06-02
    days on market $309,000 Active 10 DOM
14. 2026-06-01
    days on market $309,000 Active 9 DOM
15. 2026-05-31
    days on market $309,000 Active 8 DOM
16. 2026-05-22
    listed $309,000 Active
17. 2020-12-09
    soldstatus $250,000 Closed 406-char remark

    Show marketing remark (406 chars)

    Neat as a Pin...Light and Bright 2nd floor 1 Bedroom Co-Op !! This Unit is Nestled in a Beautifully Landscaped Private Cul-De Sac! Large Living Room & Dining Room ! Kitchen With Extra Cabinets ! Large Master Bedroom w/Extra Large Double Closet ! All Redone Hardwood Floors ! New Windows ! Close to Shopping & Transportation ! Don't Delay....Call Us Today !, Additional information: Appearance:Mint

18. 2020-06-17
    listed $258,000 Active 406-char remark

    Show marketing remark (406 chars)

    Neat as a Pin...Light and Bright 2nd floor 1 Bedroom Co-Op !! This Unit is Nestled in a Beautifully Landscaped Private Cul-De Sac! Large Living Room & Dining Room ! Kitchen With Extra Cabinets ! Large Master Bedroom w/Extra Large Double Closet ! All Redone Hardwood Floors ! New Windows ! Close to Shopping & Transportation ! Don't Delay....Call Us Today !, Additional information: Appearance:Mint

ⓘ 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: $31,354
• − Mortgage interest: −$17,309
• − Property taxes: −$4,635
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,508
• − Management: −$2,508
• − HOA: −$9,384
• − Depreciation: −$8,989
• Taxable loss: −$15,524
• Est. tax savings @ 24.0%: +$3,726
• After-tax cash flow: $-6,513/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

+19.8% since first listed

3 events — show timeline

• 2026-05-22 Listed $309,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-09 Sold (MLS) $250,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-17 Listed $258,000 OneKey® MLS as Distributed by MLS Grid