61 Dosoris Ln · Glen Cove, NY 11542

$649,000

4 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 57 Days on market

Built 1948 7,040 sqft lot $436/sqft · 15% below area Est $764k · 15% 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 +14.3/15.0
• Cash flow +9.2/30.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Cape in Glen Cove – Space, Style, and Convenience Discover this move-in ready 4-bedroom, 1.5-bathroom cape in one of Glen Cove’s most desirable neighborhoods. With bright interiors, a thoughtful layout, and plenty of room to customize, this home is ready for its next chapter. The inviting yard is ideal for outdoor gatherings, quiet mornings, or weekend fun. Inside, you'll find spacious living areas filled with natural light and flexible rooms that can adapt to your needs — whether that’s a home office, guest room, or hobby space. Located near local beaches, parks, shopping, and near LIRR, this home is a smart choice for those seeking a balanced lifestyle. Whether you're looking for your next home or a solid investment, this property offers comfort, practicality, and location — all in one.

Key facts

• Inviting yard
• Flexible rooms
• Near local beaches

Tags

• INVITING YARD
• BRIGHT INTERIORS
• SPACIOUS LIVING AREAS
• FLEXIBLE ROOMS
• NEAR LOCAL BEACHES
• NEAR PARKS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $649k.

Deal economics

• At list price, monthly cash flow is $-492 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $562k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $431k (33.6% below list).
• Recommended offer: $431k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% in Glen Cove — 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 65/100 on livability (#685 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: housing C-, amenities F, commute F.
• Glen Cove City School District (suburban): math 50% / reading 55% proficiency, ranked #312 of 590 in NY (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Robert M Finley Middle School (math 43% / reading 47%, grade D, #342 of 729 statewide, top 48%, 710 students, 70% FRL); Glen Cove High School (math 85% / reading 87%, grade A, #347 of 1,100 statewide, top 32%, 1,050 students, 55% FRL) — zoned schools average 62% FRL vs 45% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 52% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Glen Cove City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.4%/yr); 145 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $4,309/mo this rent would consume 55% of the median local household income ($93k/yr) (locally 1667% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 57 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $430,864 (33.6% 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 57 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — 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. 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: 0.66% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 12.6

CMA / ARV

• ARV (median comp): $763,750
• List price: $649,000
• Delta: -15.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Pine Pl	0.19mi	5/2.0 (+1)	1,502 (+1%)	2mo	$710,000	$473	79
12 Manning Rd	0.30mi	3/2.0 (-1)	1,574 (+6%)	5mo	$890,000	$565	64
19 Timber Rd	0.41mi	4/1.5	1,282 (-14%)	6mo	$749,000	$584	51
72 Dosoris Way	0.55mi	3/1.5 (-1)	1,547 (+4%)	12mo	$751,000	$485	51
19 Ellwood St	0.74mi	3/2.5 (-1)	1,636 (+10%)	0mo	$695,000	$425	38
12 Maryland Ave	0.63mi	3/1.5 (-1)	1,331 (-11%)	10mo	$635,000	$477	38
7 Driftwood Dr	0.71mi	3/2.0 (-1)	1,694 (+14%)	2mo	$999,000	$590	34
18 Kirkwood Dr	0.69mi	3/2.0 (-1)	1,683 (+13%)	6mo	$750,000	$446	32
10 Saint James Pl	0.68mi	3/2.0 (-1)	1,300 (-13%)	9mo	$585,000	$450	31
11 Driftwood Dr	0.71mi	3/2.5 (-1)	1,662 (+12%)	9mo	$800,000	$481	29
4 Clinton St	0.72mi	3/2.0 (-1)	1,326 (-11%)	15mo	$675,000	$509	27
3 Woodale Ct	0.72mi	3/2.5 (-1)	1,702 (+14%)	9mo	$725,000	$426	24

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.33×
• Total profit: $-121,411
• Equity at exit: $96,768

10-year hold

• IRR: -6.0%
• Equity multiple: 0.56×
• Total profit: $-79,538
• Equity at exit: $56,114

Cash invested: $181,720 (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 11542

• Rents YoY: 6.4%
• Active inventory: 145
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $4,309 high
• Mortgage (P&I): −$3,403
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$905
• Net cashflow: $-492

Break-even live

Break-even rent $4,931

Max offer price $562,107

Occupancy floor —

Sensitivity live

Price	-10% $-124	-5% $-308	+0% $-492	+5% $-676	+10% $-859
Rent	-10% $-832	-5% $-662	+0% $-492	+5% $-322	+10% $-152
Rate	-1.0pp $-165	-0.5pp $-327	base $-492	+0.5pp $-660	+1.0pp $-831

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Purdue Rd Glen Cove, NY	4.0	2.0	1500	$4,800	$3.20	26d	1	0.23mi
18 Park Ave Glen Cove, NY	3.0	2.0	1600	$3,995	$2.50	26d	1	0.32mi
63 Franklin Ave Glen Cove, NY	3.0	1.0	1817	$3,400	$1.87	45d	1	0.61mi
6 Lee Gray Ct Unit 2 Glen Cove, NY	3.0	2.0	1380	$4,000	$2.90	45d	1	0.71mi
21 Franklin Ave Glen Cove, NY	4.0	2.0	1467	$5,400	$3.68	13d	1	0.80mi
29 Butler St Unit 2 Glen Cove, NY	3.0	1.0	1200	$4,100	$3.42	45d	1	0.82mi
29 Butler St Unit 1 Glen Cove, NY	3.0	1.0	1200	$3,900	$3.25	26d	1	0.82mi
22 Ford St Unit 1 Glen Cove, NY	3.0	1.0	1136	$2,900	$2.55	45d	1	0.84mi
22 Ford St Unit 1 Glen Cove, NY	3.0	1.0	1360	$2,500	$1.84	0d	1	0.84mi
29 Hendrick Ave Unit B Glen Cove, NY	3.0	1.0	1546	$3,200	$2.07	26d	1	0.92mi
8 Locust St Glen Cove, NY	3.0	1.5	1500	$4,100	$2.73	8d	1	0.94mi
41 Clement St Glen Cove, NY	3.0	2.0	1320	$3,600	$2.73	3d	1	0.95mi
9 Nassau Rd Unit 1 Glen Cove, NY	3.0	2.5	1600	$4,100	$2.56	20d	1	0.98mi
90 Coles St Glen Cove, NY	3.0	1.0	1200	$3,400	$2.83	20d	1	1.16mi
8 Jackson St Glen Cove, NY	3.0	1.0	1400	$3,750	$2.68	9d	1	1.25mi
14 1st St Glen Cove, NY	3.0	2.0	1120	$4,200	$3.75	45d	1	1.47mi
26 W 5th St Locust Valley, NY	3.0	1.5	1366	$5,250	$3.84	45d	1	1.48mi

Listing history 10 events

1. 2026-06-02
   statusdays on market $649,000 Pending 57 DOM
2. 2026-06-01
   days on market $649,000 Active 56 DOM
3. 2026-05-31
   days on market $649,000 Active 55 DOM
4. 2026-04-06
   listed $649,000 Active 841-char remark

   Show marketing remark (841 chars)

   Charming Cape in Glen Cove – Space, Style, and Convenience Discover this move-in ready 4-bedroom, 1.5-bathroom cape in one of Glen Cove’s most desirable neighborhoods. With bright interiors, a thoughtful layout, and plenty of room to customize, this home is ready for its next chapter. The inviting yard is ideal for outdoor gatherings, quiet mornings, or weekend fun. Inside, you'll find spacious living areas filled with natural light and flexible rooms that can adapt to your needs — whether that’s a home office, guest room, or hobby space. Located near local beaches, parks, shopping, and near LIRR, this home is a smart choice for those seeking a balanced lifestyle. Whether you're looking for your next home or a solid investment, this property offers comfort, practicality, and location — all in one.

5. 2025-04-17
   historical
6. 2025-01-03
   soldstatus $585,000
7. 2024-12-11
   soldstatus $585,000 Closed
8. 2024-10-02
   status Pending
9. 2024-10-01
   status Active
10. 2024-08-23
    listed $599,000 Active

ⓘ 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: $2,662 · $222/mo
• Projected year-2 tax: $6,815 · $568/mo
• Expected delta: +$4,153/yr (+$346/mo · 156.0%)

ⓘ 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 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,704
• − Mortgage interest: −$36,354
• − Property taxes: −$2,662
• − Insurance: −$3,245
• − Repairs & maintenance: −$4,136
• − Management: −$4,136
• − Depreciation: −$18,880
• Taxable loss: −$17,710
• Est. tax savings @ 24.0%: +$4,250
• After-tax cash flow: $-1,652/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: Glen Cove City School District
• NCES district ID: 3612180
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $70,021
• Composite: 46.76/100
• National rank: #2391
• State rank: #312 of 590 in NY

Livability — Glen Cove

• Score: 65/100
• State rank: #685
• US rank: #12441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Cove, NY
• County: Nassau County · 653,051 people
• City population: 28,965
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,965
• Household income: $93,242
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 1667.0

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 0.57)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 14% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 5% Scotch-Irish 2% Italian 1%
• Foreign-born: 28% · Canada, China, Jamaica
• Languages at home: 60% English-only · Spanish 27% Other Indo-European 9% Chinese 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: ▼ -377.99%
• Current HPI: 275.1903
• Rent YoY: ▲ 6.43%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+8.3% since first listed

7 events — show timeline

• 2026-04-06 Listed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-17 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-01-03 Sold (Public Records) $585,000 Public Records
• 2024-12-11 Sold (MLS) $585,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-10-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-08-23 Listed $599,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $2,662 · +10.1% YoY. Source: county tax records.