8 Glen Ln · Glenwood Landing, NY 11547

$999,999

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 47 Days on market

Built 1962 8,465 sqft lot $558/sqft · 6% below area Est $1068k · 6% under

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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).

• ARV discount +10.4/15.0
• Appreciation +10.0/10.0
• Schools +7.9/10.0
• Cash flow +4.3/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

This meticulously maintained private North Shore gem is the epitome of move-in ready, reflecting the pride of an owner who has obsessively cared for every detail. From the brand-new ventilated roof, vinyl siding, and energy-efficient windows to the top-tier mechanical upgrades—including a new 200-amp electric panel, ductless HVAC, and a high-efficiency gas boiler with classic cast iron radiators—no expense has been spared in its modernization. The interior shines with a beautifully updated kitchen featuring granite countertops and stainless appliances, quartz-clad bathrooms, and flawlessly refinished hardwood floors. Perfectly situated just moments from the sparkling waters of H

Key facts

• 8,465 sq ft lot
• 2 garage spots
• Built 1962

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2-car garage; No carport
• Utilities: Cesspool sewer; Electricity connected; Natural gas connected; Public trash collection; Water connected
• Home design: Single family residence; Updated/remodeled; Two levels
• Construction: Frame construction
• Exterior features: Back yard; Shed(s); Patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Stainless steel appliances; Granite and quartz/quartzite counters
• Bedrooms: Bedroom on first floor
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heating (natural gas); Ductless cooling
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; Ceiling fans; Eat-in kitchen; Entrance foyer; Formal dining room; Granite counters; Quartz/Quartzite counters; High-speed internet; Primary bathroom; Master suite on main floor; Storage; Patio
• Laundry & utility: Laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1000k.

Deal economics

• At list price, monthly cash flow is $-3k ($-32k/yr) — negative.
• To cash-flow at today's rent, offer at most $526k (47.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $500k (50.0% below list).
• Recommended offer: $500k (50.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#456 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• 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: 17 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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

• In year one you build about $107k of equity ($7k loan paydown + $100k appreciation (10.0% 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 ~$172k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($970k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $228k; list at $1000k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $500,133 (50.0% 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 47 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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: 0.50% ✗
• Cap rate: 3.07%
• Cash-on-cash: -11.51%
• DSCR: 0.49
• GRM: 16.7

CMA / ARV

• ARV (median comp): $1,068,378
• List price: $999,999
• Delta: -6.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Scudders Ln	0.69mi	3/2.0	1,793 (+0%)	10mo	$985,000	$549	60
98 Glenwood Rd	0.23mi	3/2.0	1,959 (+9%)	18mo	$820,000	$419	58
34 Sylvia St	0.42mi	4/2.0 (+1)	1,703 (-5%)	16mo	$850,000	$499	54
1 William St	0.53mi	4/2.0 (+1)	2,036 (+14%)	5mo	$875,000	$430	43
20 Waverly St	0.45mi	3/1.5	2,012 (+12%)	16mo	$1,170,000	$582	43
15 Smith St	0.68mi	4/2.0 (+1)	1,873 (+4%)	19mo	$969,000	$517	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $373,496
• Equity at exit: $900,878

10-year hold

• IRR: 15.6%
• Equity multiple: 5.41×
• Total profit: $1,234,202
• Equity at exit: $1,942,778

Cash invested: $280,000 (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 11547

• Home prices YoY: 3.8%
• Active inventory: 17
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $5,001 high
• Mortgage (P&I): −$5,244
• Tax from tax record: −$976 /mo · $11,709/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $-2,685

Break-even live

Break-even rent $8,401

Max offer price $525,606

Occupancy floor —

Sensitivity live

Price	-10% $-2,119	-5% $-2,402	+0% $-2,685	+5% $-2,968	+10% $-3,252
Rent	-10% $-3,081	-5% $-2,883	+0% $-2,685	+5% $-2,488	+10% $-2,290
Rate	-1.0pp $-2,182	-0.5pp $-2,431	base $-2,685	+0.5pp $-2,945	+1.0pp $-3,208

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Coolidge Ave Glen Head, NY	3.0	1.0	1410	$4,600	$3.26	24d	1	0.81mi
14 Harbor Ln Glen Head, NY	4.0	2.0	2115	$7,100	$3.36	2d	1	0.95mi
20 Alex Ln Unit 1 Glen Cove, NY	3.0	2.0	1369	$4,500	$3.29	44d	1	1.43mi
20 Alex Ln Unit 2 Glen Cove, NY	3.0	2.0	1407	$4,000	$2.84	44d	1	1.43mi
65 Summit Ave Unit 1 Sea Cliff, NY	2.0	1.5	1650	$3,950	$2.39	44d	1	1.45mi

Listing history 15 events

1. 2026-06-15
   status $999,999 Pending 47 DOM
2. 2026-06-15
   days on market $999,999 Active 47 DOM
3. 2026-06-13
   days on market $999,999 Active 45 DOM
4. 2026-06-13
   days on market $999,999 Active 44 DOM
5. 2026-06-09
   days on market $999,999 Active 41 DOM
6. 2026-06-08
   days on market $999,999 Active 40 DOM
7. 2026-06-07
   days on market $999,999 Active 39 DOM
8. 2026-06-04
   days on market $999,999 Active 36 DOM
9. 2026-06-03
   days on market $999,999 Active 35 DOM
10. 2026-06-02
    days on market $999,999 Active 34 DOM
11. 2026-06-01
    days on market $999,999 Active 33 DOM
12. 2026-05-31
    days on market $999,999 Active 32 DOM
13. 2026-04-30
    listed $999,999 Active 1099-char remark
14. 1998-06-04
    soldstatus $227,500
15. 1993-07-28
    soldstatus $220,000

ⓘ 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: $11,709 · $976/mo
• Projected year-2 tax: $14,304 · $1,192/mo
• Expected delta: +$2,596/yr (+$216/mo · 22.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $60,016
• − Mortgage interest: −$56,015
• − Property taxes: −$11,709
• − Insurance: −$5,000
• − Repairs & maintenance: −$4,801
• − Management: −$4,801
• − Depreciation: −$29,091
• Taxable loss: −$51,402
• Est. tax savings @ 24.0%: +$12,336
• After-tax cash flow: $-19,889/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 — Glenwood Landing

• Score: 70/100
• State rank: #456
• US rank: #7971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glenwood Landing, NY
• City population: 788
• Population (ZIP): 788

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 (91%)
• Race & ethnicity: White 91% Asian 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Scotch-Irish 2% Italian 1%
• Foreign-born: 9% · China
• Languages at home: 87% English-only · German/W. Germanic 5% Other Indo-European 4% Spanish 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: ▲ 12.03%
• Current HPI: 329.8977
• 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

+354.5% since first listed

4 events — show timeline

• 2026-06-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $999,999 OneKey® MLS as Distributed by MLS Grid
• 1998-06-04 Sold (Public Records) $227,500 Public Records
• 1993-07-28 Sold (Public Records) $220,000 Public Records

Property tax history

+36.0%/yr

Latest (2024): $11,709 · +1.6% YoY. Source: county tax records.