4 Cross Ln · Glen Head, NY 11545

$2,650,000

5 bd · 3.5 ba · 5,644 sqft · SingleFamily public records · 36 Days on market

Built 1988 0.53 ac lot $470/sqft · at area comps Est $2547k · at est.

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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 +11.8/30.0
• Schools +7.9/10.0
• ARV discount +5.7/15.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cathedral Ceiling, Spacious Modern Colonial. Family Room Connected To Ekit, Sliding Glass Doors To Large Deck. Lower Level: Large Entertaining Area With Party Bar, Guest Suite, Bath & Sliding Glass Doors To Back Yard. . Central Water Filter. Back Up Generator. Excellent Schools.

Key facts

• Primary suite
• Soaring ceilings
• New skylights

Tags

• BESPOKE WOOD-MODE KITCHEN
• CALCUTTA MARBLE COUNTERS
• FIRST FLOOR GUEST SUITE
• SOARING CEILINGS
• NEW SKYLIGHTS
• PRIMARY SUITE

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Electric service by PSEG; Cesspool sewer; Cable connected; Electricity connected; Natural gas connected
• Home design: Single family residence; Updated / remodeled
• Construction: Frame construction
• Exterior features: Private in-ground pool with salt water system and pool cover (vinyl); Spa; Frame construction; Not waterfront

Interior

• Kitchen: Cooktop; Gas cooktop; Oven; Microwave; Dishwasher; Refrigerator; Wine refrigerator; Stainless steel appliances; Water purifier (owned)
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: Four full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; Ceiling fans; Crown molding; Eat-in kitchen; Entrance foyer; Formal dining room; His and hers closets; Kitchen island; Marble counters; Open floorplan; Primary bathroom with soaking tub
• Laundry & utility: Laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $2.65M.

Deal economics

• At list price, monthly cash flow is $-715 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.52M (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.15M (18.9% below list).
• Recommended offer: $2.15M (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.2% in Glen Head — 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 74/100 on livability (#286 in NY, #4,595 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety D-.
• North Shore Central School District (suburban): math 88% / reading 84% proficiency, ranked #24 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Glenwood Landing Elementary School (math 87% / reading 82%, grade A+, #93 of 2,108 statewide, top 6%, 427 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $18k of loan paydown is wiped out by about $80k 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 36 days — a 3% lower offer ($2.57M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $940k; list at $2.65M implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $2,150,000 (18.9% 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 36 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

• ARV (median comp): $2,546,869
• List price: $2,650,000
• Delta: 4.05%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
332 Carpenter Ave	0.56mi	6/5.0 (+1)	4,880 (-14%)	11mo	$2,525,000	$517	32

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-475,034
• Equity at exit: $395,124

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-472,541
• Equity at exit: $229,124

Cash invested: $742,000 (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 11545

• Home prices YoY: -30.8%
• Active inventory: 112
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $21,500 medium
• Mortgage (P&I): −$13,897
• Tax from tax record: −$2,699 /mo · $32,393/yr
• Insurance: −$1,104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,515
• Net cashflow: $-715

Break-even live

Break-even rent $22,406

Max offer price $2,523,610

Occupancy floor 98%

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: $662,500
• Closing costs: $79,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Plaka Ct Glen Head, NY	6.0	6.0	5100	$21,500	$4.22	1d	1	1.40mi

Listing history 23 events

1. 2026-06-07
   statusdays on market $2,650,000 Pending 36 DOM
2. 2026-06-04
   days on market $2,650,000 Active 35 DOM
3. 2026-06-03
   days on market $2,650,000 Active 34 DOM
4. 2026-06-02
   days on market $2,650,000 Active 33 DOM
5. 2026-06-01
   days on market $2,650,000 Active 32 DOM
6. 2026-05-31
   days on market $2,650,000 Active 31 DOM
7. 2026-04-30
   listed $2,650,000 Active 1447-char remark
8. 2014-11-14
   soldstatus $940,000
9. 2014-11-12
   soldstatus $940,000 344-char remark

   Show marketing remark (344 chars)

   Cathedral Ceiling, Spacious Modern Colonial. Family Room Connected To Ekit, Sliding Glass Doors To Large Deck. Lower Level: Large Entertaining Area With Party Bar, Guest Suite, Bath & Sliding Glass Doors To Back Yard.. Central Water Filter. Back Up Generator. Excellent Schools., Additional information: Separate Hotwater Heater:Yes

10. 2014-11-12
    soldstatus $940,000 Closed

    Show marketing remark (344 chars)

    Cathedral Ceiling, Spacious Modern Colonial. Family Room Connected To Ekit, Sliding Glass Doors To Large Deck. Lower Level: Large Entertaining Area With Party Bar, Guest Suite, Bath & Sliding Glass Doors To Back Yard.. Central Water Filter. Back Up Generator. Excellent Schools., Additional information: Separate Hotwater Heater:Yes

11. 2014-11-06
    status Under Contract

    Show marketing remark (286 chars)

    Cathedral Ceiling, Spacious Modern Colonial. Family Room Connected To Ekit, Sliding Glass Doors To Large Deck. Lower Level: Large Entertaining Area With Party Bar, Guest Suite, Bath & Sliding Glass Doors To Back Yard. . Central Water Filter. Back Up Generator. Excellent Schools.

12. 2014-07-01
    price $1,025,000

    Show marketing remark (286 chars)

    Cathedral Ceiling, Spacious Modern Colonial. Family Room Connected To Ekit, Sliding Glass Doors To Large Deck. Lower Level: Large Entertaining Area With Party Bar, Guest Suite, Bath & Sliding Glass Doors To Back Yard. . Central Water Filter. Back Up Generator. Excellent Schools.

13. 2014-04-11
    price $1,125,000

    Show marketing remark (286 chars)

    Cathedral Ceiling, Spacious Modern Colonial. Family Room Connected To Ekit, Sliding Glass Doors To Large Deck. Lower Level: Large Entertaining Area With Party Bar, Guest Suite, Bath & Sliding Glass Doors To Back Yard. . Central Water Filter. Back Up Generator. Excellent Schools.

14. 2014-04-08
    price $1,150,000

    Show marketing remark (286 chars)

    Cathedral Ceiling, Spacious Modern Colonial. Family Room Connected To Ekit, Sliding Glass Doors To Large Deck. Lower Level: Large Entertaining Area With Party Bar, Guest Suite, Bath & Sliding Glass Doors To Back Yard. . Central Water Filter. Back Up Generator. Excellent Schools.

15. 2014-02-27
    price $1,175,000 Price Change

    Show marketing remark (286 chars)

    Cathedral Ceiling, Spacious Modern Colonial. Family Room Connected To Ekit, Sliding Glass Doors To Large Deck. Lower Level: Large Entertaining Area With Party Bar, Guest Suite, Bath & Sliding Glass Doors To Back Yard. . Central Water Filter. Back Up Generator. Excellent Schools.

16. 2014-01-24
    listed $1,200,000 New

    Show marketing remark (344 chars)

    Cathedral Ceiling, Spacious Modern Colonial. Family Room Connected To Ekit, Sliding Glass Doors To Large Deck. Lower Level: Large Entertaining Area With Party Bar, Guest Suite, Bath & Sliding Glass Doors To Back Yard.. Central Water Filter. Back Up Generator. Excellent Schools., Additional information: Separate Hotwater Heater:Yes

17. 2014-01-24
    listed $1,025,000 344-char remark

    Show marketing remark (344 chars)

    Cathedral Ceiling, Spacious Modern Colonial. Family Room Connected To Ekit, Sliding Glass Doors To Large Deck. Lower Level: Large Entertaining Area With Party Bar, Guest Suite, Bath & Sliding Glass Doors To Back Yard.. Central Water Filter. Back Up Generator. Excellent Schools., Additional information: Separate Hotwater Heater:Yes

18. 2014-01-23
    historical
19. 2013-04-18
    listed $1,350,000
20. 2004-01-15
    soldstatus $1,190,000
21. 1995-12-13
    soldstatus $565,000
22. 1989-03-16
    soldstatus $640,000
23. 1986-11-28
    soldstatus $230,000

ⓘ 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: $32,393 · $2,699/mo
• Projected year-2 tax: $38,589 · $3,216/mo
• Expected delta: +$6,196/yr (+$516/mo · 19.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $258,000
• − Mortgage interest: −$148,441
• − Property taxes: −$32,393
• − Insurance: −$13,250
• − Repairs & maintenance: −$20,640
• − Management: −$20,640
• − Depreciation: −$77,091
• Taxable loss: −$54,455
• Est. tax savings @ 24.0%: +$13,069
• After-tax cash flow: $4,484/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: North Shore Central School District
• NCES district ID: 3626370
• Math proficiency: 88% ▼ -3.00%
• Reading proficiency: 84% ▼ -2.00%
• Median HH income: $113,973
• Composite: 78.77/100
• National rank: #69
• State rank: #24 of 590 in NY

Livability — Glen Head

• Score: 74/100
• State rank: #286
• US rank: #4595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Head, NY
• Population (ZIP): 11,963

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Asian 8% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 1% Cuban 2% Dominican 2% Salvadoran 2%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 1%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 72% English-only · Other Indo-European 13% Spanish 9% Chinese 3%

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: ▼ -124.51%
• Current HPI: 279.7243
• 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

+1052.2% since first listed

18 events — show timeline

• 2026-06-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $2,650,000 OneKey® MLS as Distributed by MLS Grid
• 2014-11-14 Sold (Public Records) $940,000 Public Records
• 2014-11-12 Sold (MLS) $940,000 OneKey® MLS as Distributed by MLS Grid
• 2014-11-12 Sold (MLS) $940,000 MLSLI
• 2014-11-06 Pending — MLSLI
• 2014-07-01 Price Changed $1,025,000 MLSLI
• 2014-04-11 Price Changed $1,125,000 MLSLI
• 2014-04-08 Price Changed $1,150,000 MLSLI
• 2014-02-27 Price Changed $1,175,000 MLSLI
• 2014-01-24 Listed $1,200,000 MLSLI
• 2014-01-24 Listed $1,025,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-04-18 Listed $1,350,000 OneKey® MLS as Distributed by MLS Grid
• 2004-01-15 Sold (Public Records) $1,190,000 Public Records
• 1995-12-13 Sold (Public Records) $565,000 Public Records
• 1989-03-16 Sold (Public Records) $640,000 Public Records
• 1986-11-28 Sold (Public Records) $230,000 Public Records

Property tax history

+3.0%/yr

Latest (2024): $32,393 · -5.1% YoY. Source: county tax records.