110 Brooklyn Ave Unit 3Z · Freeport, NY 11520

$270,000

2 bd · 1.0 ba · 975 sqft · Condo · 35 Days on market

Built 1963 $277/sqft · 16% above area Est $232k · 16% 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).

• Cash flow +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect blend of organization and accessibility in this spacious 975-square-foot co-op. Located in the heart of Freeport, Unit 3Z is a commuter’s dream, situated just moments from the LIRR for a seamless 35-minute journey into Manhattan. This two-bedroom residence features a thoughtful mix of classic wood flooring and brand-new carpeting, creating a fresh and inviting atmosphere. Storage is a hallmark of this home, highlighted by a primary bedroom with a generous walk-in closet and ample secondary closets to keep your lifestyle streamlined. Residents enjoy a suite of building amenities including a dedicated clubroom, on-site laundry, and a bicycle room. Indoor and outdoor parking spaces and additional storage rooms are available on-premises for a fee. The monthly maintenance fee provides exceptional value, covering taxes, water, heat, gas, trash removal, grounds care, snow removal, and common area maintenance. Please note the building maintains a no-pet policy. Discover a home that balances peaceful residential living with effortless urban access.

Key facts

• Indoor parking
• Dedicated clubroom
• Walk-in closet

Tags

• WALK-IN CLOSET
• BUILDING AMENITIES
• DEDICATED CLUBROOM
• ON-SITE LAUNDRY
• BICYCLE ROOM
• INDOOR PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.0% in Freeport — 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 (#69 in NY, #1,033 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Freeport Union Free School District (suburban): math 49% / reading 55% proficiency, ranked #325 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Leo F Giblyn School (math 62% / reading 72%, grade B+, #525 of 2,108 statewide, top 27%, 541 students, 65% FRL); John W Dodd Middle School (math 16% / reading 41%, grade F, #569 of 729 statewide, top 78%, 986 students, 67% FRL); Freeport High School (math 82% / reading 85%, grade A, #409 of 1,100 statewide, top 39%, 2,264 students, 62% FRL).
• Market conditions: 199 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 35 days — a 3% lower offer ($262k) 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 $184k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; major wind risk, 69% 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 $261,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (median comp): $232,068
• List price: $270,000
• Delta: 16.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-29,556
• Equity at exit: $40,258

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-7,217
• Equity at exit: $23,345

Cash invested: $75,600 (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 11520

• Active inventory: 199
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,737 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA est. from 1 same-building comp: −$19
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $222

Break-even live

Break-even rent $2,456

Max offer price $270,000

Occupancy floor 87%

Sensitivity live

Price	-10% $408	-5% $315	+0% $222	+5% $128	+10% $35
Rent	-10% $5	-5% $113	+0% $222	+5% $330	+10% $438
Rate	-1.0pp $357	-0.5pp $290	base $222	+0.5pp $152	+1.0pp $80

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
178 Pine St Freeport, NY	1.0	1.0	745	$2,588	$3.47	4d	3	0.21mi
74 Broadway Unit 3B Freeport, NY	1.0	1.0	525	$2,700	$5.14	45d	1	0.42mi
87-89 S Main St Unit 204 Freeport, NY	1.0	1.0	900	$2,900	$3.22	45d	1	0.50mi
237 Porterfield Pl Freeport, NY	1.0	1.0	659	$3,100	$4.70	45d	1	0.71mi
196 E Seaman Ave Freeport, NY	3.0	2.5	1062	$8,500	$8.00	18d	1	0.82mi
840 Seaman Ave Unit 2w Baldwin, NY	2.0	1.0	850	$2,500	$2.94	15d	1	1.02mi
2092 Grand Ave Unit 2 Baldwin, NY	2.0	1.0	1000	$2,800	$2.80	45d	1	1.03mi
1654 Grand Ave Unit 2 Baldwin, NY	1.0	1.0	1000	$2,800	$2.80	26d	1	1.34mi
1690 Grand Ave Unit B2 North Baldwin, NY	1.0	1.0	750	$2,800	$3.73	45d	1	1.35mi

HOA detail condo

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

Listing history 12 events

1. 2026-05-11
   status Pending 1084-char remark

   Show marketing remark (1084 chars)

   Experience the perfect blend of organization and accessibility in this spacious 975-square-foot co-op. Located in the heart of Freeport, Unit 3Z is a commuter’s dream, situated just moments from the LIRR for a seamless 35-minute journey into Manhattan. This two-bedroom residence features a thoughtful mix of classic wood flooring and brand-new carpeting, creating a fresh and inviting atmosphere. Storage is a hallmark of this home, highlighted by a primary bedroom with a generous walk-in closet and ample secondary closets to keep your lifestyle streamlined. Residents enjoy a suite of building amenities including a dedicated clubroom, on-site laundry, and a bicycle room. Indoor and outdoor parking spaces and additional storage rooms are available on-premises for a fee. The monthly maintenance fee provides exceptional value, covering taxes, water, heat, gas, trash removal, grounds care, snow removal, and common area maintenance. Please note the building maintains a no-pet policy. Discover a home that balances peaceful residential living with effortless urban access.

2. 2026-03-31
   listed $270,000 Active 1084-char remark

   Show marketing remark (1084 chars)

   Experience the perfect blend of organization and accessibility in this spacious 975-square-foot co-op. Located in the heart of Freeport, Unit 3Z is a commuter’s dream, situated just moments from the LIRR for a seamless 35-minute journey into Manhattan. This two-bedroom residence features a thoughtful mix of classic wood flooring and brand-new carpeting, creating a fresh and inviting atmosphere. Storage is a hallmark of this home, highlighted by a primary bedroom with a generous walk-in closet and ample secondary closets to keep your lifestyle streamlined. Residents enjoy a suite of building amenities including a dedicated clubroom, on-site laundry, and a bicycle room. Indoor and outdoor parking spaces and additional storage rooms are available on-premises for a fee. The monthly maintenance fee provides exceptional value, covering taxes, water, heat, gas, trash removal, grounds care, snow removal, and common area maintenance. Please note the building maintains a no-pet policy. Discover a home that balances peaceful residential living with effortless urban access.

3. 2024-12-02
   status Active
4. 2024-09-25
   status Active
5. 2024-09-25
   historical
6. 2024-09-25
   historical
7. 2024-08-23
   status Pending
8. 2024-07-13
   listed $280,000 Active
9. 2024-07-13
   historical
10. 2019-12-12
    soldstatus $183,500 Closed
11. 2019-07-26
    status Under Contract
12. 2019-06-25
    listed $170,000 New

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $32,840
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$2,016
• − Repairs & maintenance: −$2,627
• − Management: −$2,627
• − HOA: −$228
• − Depreciation: −$7,855
• Taxable loss: −$1,688
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $3,063/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: Freeport Union Free School District
• NCES district ID: 3611550
• Math proficiency: 49% ▼ -4.00%
• Reading proficiency: 55% ▲ 2.00%
• Median HH income: $67,772
• Composite: 46.12/100
• National rank: #2507
• State rank: #325 of 590 in NY

Livability — Freeport

• Score: 83/100
• State rank: #69
• US rank: #1033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, NY
• City population: 44,873
• Population (ZIP): 44,873

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 0.67)
• Race & ethnicity: Hispanic / Latino 43% Black 33% White 19% Two or more races 17% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 15%
• Common ancestry: Hispanic 5% Scotch-Irish 1% Romanian 1%
• Foreign-born: 34% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 38% French/Haitian/Cajun 3% Other Indo-European 1%

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: ▼ -721.06%
• Current HPI: 317.6076
• 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

+58.8% since first listed

12 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Listed $270,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-07-13 Listed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-13 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2019-12-12 Sold (MLS) $183,500 OneKey® MLS as Distributed by MLS Grid
• 2019-07-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-06-25 Listed $170,000 OneKey® MLS as Distributed by MLS Grid