6 Wellington Rd · Greenvale, NY 11548

$848,000

3 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 49 Days on market

Built 1947 6,600 sqft lot Est $789k · 7% over

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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).

• Appreciation +7.7/10.0
• Schools +7.7/10.0
• Cash flow +7.2/30.0
• ARV discount +4.1/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.4/10.0

Listing remarks

Welcome to 6 Wellington Road, Greenvale – Located in the Roslyn Union Free School District. Nestled mid-block on a private cul-de-sac in the heart of Greenvale, this sun-drenched and beautifully maintained ranch offers effortless one-level living in true move-in condition. Designed with comfort and functionality in mind, the home features an open floor plan with an inviting Living Room and Dining Room highlighted by cathedral ceilings and a cozy wood-burning fireplace — perfect for everyday living and elegant entertaining. The spacious eat-in kitchen boasts brand-new stainless-steel appliances and generous space for gathering. The home includes a spacious primary bedroom, two ad

Key facts

• Open floor plan
• Laundry mud room
• Eat-in kitchen

Tags

• PRIVATE CUL-DE-SAC
• OPEN FLOOR PLAN
• WOOD-BURNING FIREPLACE
• EAT-IN KITCHEN
• LAUNDRY MUD ROOM
• NEW ROOF

Property features AI

Exterior

• Parking: Driveway; Garage (1 space)
• Utilities: PSEG electric service; Natural gas connected; Water connected; Cesspool sewer; Cable connected
• Home design: Single family residence; Living area reported from public records
• Construction: Aluminum siding construction; Crawl attic; No basement
• Exterior features: Aluminum siding; Not waterfront

Interior

• Kitchen: Cooktop; Gas cooktop; Gas oven; Dishwasher; Refrigerator; Freezer; Stainless steel appliances
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating with baseboard radiators; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; High ceilings; Eat-in kitchen; Storage
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $848k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $640k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $571k (32.6% below list).
• Recommended offer: $571k (32.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#204 in NY, #3,174 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F, health & safety 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: Harbor Hill School (math 83% / reading 82%, grade A+, #133 of 2,108 statewide, top 6%, 584 students, 10% 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: 10 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $52k of equity ($6k loan paydown + $46k appreciation (5.4% 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 ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($823k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $210k; list at $848k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $571,448 (32.6% 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 49 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.67% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.95%
• DSCR: 0.74
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $789,113
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Wellington Rd	0.06mi	3/1.5	1,265 (-4%)	7mo	$760,000	$601	83
37 Wellington Rd	0.16mi	3/1.0	1,275 (-3%)	11mo	$565,000	$443	79
39 Wellington Rd	0.16mi	3/1.5	1,359 (+4%)	10mo	$830,000	$611	76
4 Elm St	0.26mi	3/2.0	1,380 (+5%)	4mo	$875,000	$634	72
11 Waldo Ave	0.26mi	4/1.5 (+1)	1,456 (+11%)	2mo	$715,000	$491	61
9 West St	0.36mi	4/2.0 (+1)	1,494 (+14%)	0mo	$870,000	$582	51

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

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.60×
• Total profit: $141,443
• Equity at exit: $502,926

10-year hold

• IRR: 10.6%
• Equity multiple: 3.04×
• Total profit: $483,250
• Equity at exit: $887,072

Cash invested: $237,440 (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 11548

• Home prices YoY: 2.0%
• Active inventory: 10
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $5,714 high
• Mortgage (P&I): −$4,447
• Tax from tax record: −$892 /mo · $10,705/yr
• Insurance: −$353
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,200
• Net cashflow: $-1,178

Break-even live

Break-even rent $7,206

Max offer price $639,908

Occupancy floor —

Sensitivity live

Price	-10% $-698	-5% $-938	+0% $-1,178	+5% $-1,418	+10% $-1,658
Rent	-10% $-1,629	-5% $-1,404	+0% $-1,178	+5% $-952	+10% $-727
Rate	-1.0pp $-751	-0.5pp $-962	base $-1,178	+0.5pp $-1,398	+1.0pp $-1,621

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: $212,000
• Closing costs: $25,440
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1026 Glen Cove Ave Glen Head, NY	4.0	1.0	1165	$4,200	$3.61	0d	1	0.78mi
61 Bryant Ave Roslyn, NY	2.0	2.0	1220	$6,875	$5.64	0d	1	1.00mi
36 Coolidge Ave Glen Head, NY	3.0	1.0	1410	$4,600	$3.26	26d	1	1.00mi
24 Skillman St Unit Lower Roslyn, NY	2.0	2.0	1250	$4,950	$3.96	4d	1	1.07mi
1353 Old Northern Blvd Roslyn, NY	3.0	2.0	1200	$4,750	$3.96	45d	1	1.20mi
41 Woodbine Rd Roslyn Heights, NY	4.0	2.0	1769	$6,000	$3.39	22d	1	1.30mi
94 Main St Roslyn, NY	3.0	2.5	1462	$9,200	$6.29	0d	1	1.32mi
15 Hicks St Roslyn, NY	2.0	2.0	1200	$5,450	$4.54	45d	1	1.42mi
333 Warner Ave Unit 316 Roslyn Heights, NY	2.0	2.5	1784	$7,850	$4.40	4d	1	1.42mi
333 Warner Ave Unit 210 Roslyn Heights, NY	2.0	2.0	1158	$6,000	$5.18	45d	1	1.42mi
300 Edwards St Roslyn, NY	1.0–2.0	1.0–2.0	1250	$4,904	$3.92	0d	1	1.42mi

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-03-12
   listed $848,000 Active
3. 1999-11-04
   soldstatus $210,000
4. 1995-03-10
   soldstatus $155,000

ⓘ 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: $10,705 · $892/mo
• Projected year-2 tax: $12,518 · $1,043/mo
• Expected delta: +$1,813/yr (+$151/mo · 16.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $68,574
• − Mortgage interest: −$47,501
• − Property taxes: −$10,705
• − Insurance: −$4,240
• − Repairs & maintenance: −$5,486
• − Management: −$5,486
• − Depreciation: −$24,669
• Taxable loss: −$29,513
• Est. tax savings @ 24.0%: +$7,083
• After-tax cash flow: $-7,052/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 — Greenvale

• Score: 77/100
• State rank: #204
• US rank: #3174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenvale, NY
• Population (ZIP): 2,171

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: Predominantly White (71%)
• Race & ethnicity: White 71% Asian 17% Hispanic / Latino 5% Black 5% Two or more races 3%
• Common ancestry: Scotch-Irish 5% Romanian 3% Subsaharan African 1%
• Foreign-born: 36% · China, Canada, South Korea
• Languages at home: 66% English-only · Chinese 11% Other Indo-European 9% Russian/Polish/Slavic 5%

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: ▲ 5.43%
• Current HPI: 273.4132
• 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

+447.1% since first listed

4 events — show timeline

• 2026-04-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Listed $848,000 OneKey® MLS as Distributed by MLS Grid
• 1999-11-04 Sold (Public Records) $210,000 Public Records
• 1995-03-10 Sold (Public Records) $155,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $10,705 · +8.2% YoY. Source: county tax records.