4 Edwards Unit 2F · Roslyn, NY 11577

$349,000

1 bd · 1.0 ba · 750 sqft · Condo · 25 Days on market

Built 1950

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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).

• Cash flow +12.7/30.0
• Schools +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this stunning one-bedroom haven. The kitchen is a chef's dream, featuring gleaming stainless steel appliances that promise culinary delights. Fresh floors amplify the contemporary aesthetic, while the spacious foyer and dining room invite warm gatherings. Convenience meets style with on-premise laundry, ensuring daily tasks are a breeze. Proximity to the LIRR just two blocks away and bus stops at your doorstep ensures seamless connectivity for your adventures beyond this tranquil enclave. Don't miss the chance to make 4 Edwards St your new home. Move-in ready, this residence harmonizes modern living with convenience, offering an escape from the ordinary. Embrace a lifestyle where every detail is thoughtfully curated. Your oasis awaits!

Key facts

• Hardwood flooring
• Spacious foyer
• Prime location

Tags

• CHEF'S KITCHEN
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORING
• SPACIOUS FOYER
• ON-SITE LAUNDRY
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Association contact: Kathy Mazzo

Exterior

• Parking: On-street parking; Parking lot (waitlist)
• Utilities: Public sewer; Public trash collection
• Home design: Stock cooperative
• Construction: Construction materials: Unknown
• Exterior features: Not waterfront; No additional parcels

Interior

• Kitchen: Dishwasher; Gas oven
• Bedrooms: Master bedroom located on entry level (level 2)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Formal dining area; Master bedroom on main level; No basement; 4 rooms total
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $-38 ($-451/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $344k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 18d 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 $2k of loan paydown is wiped out by about $10k 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 25 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $300k; 16% 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, 51% 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 $343,765 (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 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: 1.15% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 7.3

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-58,403
• Equity at exit: $52,037

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-51,725
• Equity at exit: $30,175

Cash invested: $97,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $4,004 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA est. from 1 same-building comp: −$789
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $-38

Break-even live

Break-even rent $4,052

Max offer price $343,558

Occupancy floor 96%

Sensitivity live

Price	-10% $204	-5% $83	+0% $-38	+5% $-158	+10% $-279
Rent	-10% $-354	-5% $-196	+0% $-38	+5% $121	+10% $279
Rate	-1.0pp $138	-0.5pp $51	base $-38	+0.5pp $-128	+1.0pp $-220

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: $87,250
• Closing costs: $10,470
• 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	12d	1	0.23mi
3 Bryant Ave Unit C Roslyn, NY	2.0	1.0	825	$3,200	$3.88	44d	1	0.80mi
1012 Old Northern Blvd Roslyn, NY	2.0	2.0	900	$3,250	$3.61	18d	1	0.80mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-21
   days on market $349,000 Active 25 DOM
2. 2026-06-18
   days on market $349,000 Active 22 DOM
3. 2026-06-17
   days on market $349,000 Active 21 DOM
4. 2026-06-16
   days on market $349,000 Active 20 DOM
5. 2026-06-15
   days on market $349,000 Active 19 DOM
6. 2026-06-13
   days on market $349,000 Active 17 DOM
7. 2026-06-13
   days on market $349,000 Active 16 DOM
8. 2026-06-09
   days on market $349,000 Active 13 DOM
9. 2026-06-08
   days on market $349,000 Active 12 DOM
10. 2026-06-07
    days on market $349,000 Active 11 DOM
11. 2026-06-04
    days on market $349,000 Active 8 DOM
12. 2026-06-03
    days on market $349,000 Active 7 DOM
13. 2026-06-02
    days on market $349,000 Active 6 DOM
14. 2026-06-01
    days on market $349,000 Active 5 DOM
15. 2026-05-31
    days on market $349,000 Active 4 DOM
16. 2026-05-27
    listed $349,000 Active
17. 2024-07-11
    soldstatus $300,000 Closed 755-char remark

    Show marketing remark (755 chars)

    Step into this stunning one-bedroom haven. The kitchen is a chef's dream, featuring gleaming stainless steel appliances that promise culinary delights. Fresh floors amplify the contemporary aesthetic, while the spacious foyer and dining room invite warm gatherings. Convenience meets style with on-premise laundry, ensuring daily tasks are a breeze. Proximity to the LIRR just two blocks away and bus stops at your doorstep ensures seamless connectivity for your adventures beyond this tranquil enclave. Don't miss the chance to make 4 Edwards St your new home. Move-in ready, this residence harmonizes modern living with convenience, offering an escape from the ordinary. Embrace a lifestyle where every detail is thoughtfully curated. Your oasis awaits!

18. 2024-01-25
    status Pending 755-char remark

    Show marketing remark (755 chars)

    Step into this stunning one-bedroom haven. The kitchen is a chef's dream, featuring gleaming stainless steel appliances that promise culinary delights. Fresh floors amplify the contemporary aesthetic, while the spacious foyer and dining room invite warm gatherings. Convenience meets style with on-premise laundry, ensuring daily tasks are a breeze. Proximity to the LIRR just two blocks away and bus stops at your doorstep ensures seamless connectivity for your adventures beyond this tranquil enclave. Don't miss the chance to make 4 Edwards St your new home. Move-in ready, this residence harmonizes modern living with convenience, offering an escape from the ordinary. Embrace a lifestyle where every detail is thoughtfully curated. Your oasis awaits!

19. 2023-12-29
    listed $295,000 Active 755-char remark

    Show marketing remark (755 chars)

    Step into this stunning one-bedroom haven. The kitchen is a chef's dream, featuring gleaming stainless steel appliances that promise culinary delights. Fresh floors amplify the contemporary aesthetic, while the spacious foyer and dining room invite warm gatherings. Convenience meets style with on-premise laundry, ensuring daily tasks are a breeze. Proximity to the LIRR just two blocks away and bus stops at your doorstep ensures seamless connectivity for your adventures beyond this tranquil enclave. Don't miss the chance to make 4 Edwards St your new home. Move-in ready, this residence harmonizes modern living with convenience, offering an escape from the ordinary. Embrace a lifestyle where every detail is thoughtfully curated. Your oasis awaits!

20. 2021-02-24
    soldstatus $247,000 Closed 286-char remark

    Show marketing remark (286 chars)

    GORGEOUS ONE BEDROOM ON SECOND FLOOR ON QUIET COURT. APARTMENT BOASTS BRAND NEW KITCHEN WITH ALL NEW STAINLESS STEEL APPLIANCES NEW FLOORS LARGE FOYER AND DINNINGROOM. LAUNDRY ON PREMISE. READY TO MOVE IN!! OWNER LISTENING!!!, Additional information: Business Located At:,Rental Income:

21. 2020-07-01
    status Active 286-char remark

    Show marketing remark (286 chars)

    GORGEOUS ONE BEDROOM ON SECOND FLOOR ON QUIET COURT. APARTMENT BOASTS BRAND NEW KITCHEN WITH ALL NEW STAINLESS STEEL APPLIANCES NEW FLOORS LARGE FOYER AND DINNINGROOM. LAUNDRY ON PREMISE. READY TO MOVE IN!! OWNER LISTENING!!!, Additional information: Business Located At:,Rental Income:

22. 2020-07-01
    price $254,888 286-char remark

    Show marketing remark (286 chars)

    GORGEOUS ONE BEDROOM ON SECOND FLOOR ON QUIET COURT. APARTMENT BOASTS BRAND NEW KITCHEN WITH ALL NEW STAINLESS STEEL APPLIANCES NEW FLOORS LARGE FOYER AND DINNINGROOM. LAUNDRY ON PREMISE. READY TO MOVE IN!! OWNER LISTENING!!!, Additional information: Business Located At:,Rental Income:

23. 2020-05-27
    status Active 286-char remark

    Show marketing remark (286 chars)

    GORGEOUS ONE BEDROOM ON SECOND FLOOR ON QUIET COURT. APARTMENT BOASTS BRAND NEW KITCHEN WITH ALL NEW STAINLESS STEEL APPLIANCES NEW FLOORS LARGE FOYER AND DINNINGROOM. LAUNDRY ON PREMISE. READY TO MOVE IN!! OWNER LISTENING!!!, Additional information: Business Located At:,Rental Income:

24. 2020-05-27
    historical 286-char remark

    Show marketing remark (286 chars)

    GORGEOUS ONE BEDROOM ON SECOND FLOOR ON QUIET COURT. APARTMENT BOASTS BRAND NEW KITCHEN WITH ALL NEW STAINLESS STEEL APPLIANCES NEW FLOORS LARGE FOYER AND DINNINGROOM. LAUNDRY ON PREMISE. READY TO MOVE IN!! OWNER LISTENING!!!, Additional information: Business Located At:,Rental Income:

25. 2020-03-26
    status Pending 286-char remark

    Show marketing remark (286 chars)

    GORGEOUS ONE BEDROOM ON SECOND FLOOR ON QUIET COURT. APARTMENT BOASTS BRAND NEW KITCHEN WITH ALL NEW STAINLESS STEEL APPLIANCES NEW FLOORS LARGE FOYER AND DINNINGROOM. LAUNDRY ON PREMISE. READY TO MOVE IN!! OWNER LISTENING!!!, Additional information: Business Located At:,Rental Income:

26. 2020-03-20
    status Under Contract 286-char remark

    Show marketing remark (286 chars)

    GORGEOUS ONE BEDROOM ON SECOND FLOOR ON QUIET COURT. APARTMENT BOASTS BRAND NEW KITCHEN WITH ALL NEW STAINLESS STEEL APPLIANCES NEW FLOORS LARGE FOYER AND DINNINGROOM. LAUNDRY ON PREMISE. READY TO MOVE IN!! OWNER LISTENING!!!, Additional information: Business Located At:,Rental Income:

27. 2019-10-30
    listed $259,888 New 286-char remark

    Show marketing remark (286 chars)

    GORGEOUS ONE BEDROOM ON SECOND FLOOR ON QUIET COURT. APARTMENT BOASTS BRAND NEW KITCHEN WITH ALL NEW STAINLESS STEEL APPLIANCES NEW FLOORS LARGE FOYER AND DINNINGROOM. LAUNDRY ON PREMISE. READY TO MOVE IN!! OWNER LISTENING!!!, Additional information: Business Located At:,Rental Income:

ⓘ 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 51% 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: $48,049
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,844
• − Management: −$3,844
• − HOA: −$9,468
• − Depreciation: −$10,153
• Taxable loss: −$5,789
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $938/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

+34.3% since first listed

12 events — show timeline

• 2026-05-27 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-11 Sold (MLS) $300,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-12-29 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-24 Sold (MLS) $247,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-07-01 Price Changed $254,888 OneKey® MLS as Distributed by MLS Grid
• 2020-05-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-05-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-03-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-10-30 Listed $259,888 OneKey® MLS as Distributed by MLS Grid