33 Edwards Unit 1 B · Roslyn, NY 11577

$299,000

1 bd · 1.0 ba · 700 sqft · Condo · 46 Days on market

Built 1950 Good condition $427/sqft · 11% below area Est $337k · 11% under

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Why this score? — see what drove the C- 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 +12.7/30.0
• ARV discount +12.6/15.0
• Schools +7.7/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Roslyn Gardens, nestled in the heart of Roslyn Heights. This ground-floor apartment offers the convenience of a private street-level entrance. Inside, you'll find spacious, oversized rooms complemented by exceptional closet space, perfect for all your storage needs. The beautifully renovated bathroom features high-end finishes that add a touch of luxury. Located just a quarter-mile from the LIRR and mere minutes from major parkways, Roslyn Gardens combines comfort and accessibility, making it an ideal community to call home.

Key facts

• Built 1950
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-30 ($-362/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (13.8% below list).
• Recommended offer: $258k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.6% in Roslyn — 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 (#63 in NY, #910 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living 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: East Hills Elementary School (math 80% / reading 83%, grade A+, #170 of 2,108 statewide, top 8%, 565 students, 17% 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: 71 active listings in the ZIP; 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 $9k 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 46 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $257,746 (13.8% 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 46 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $337,436
• List price: $299,000
• Delta: -11.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-50,331
• Equity at exit: $44,582

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-46,140
• Equity at exit: $25,852

Cash invested: $83,720 (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 11577

• Home prices YoY: -28.9%
• Active inventory: 71
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,577 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-30

Break-even live

Break-even rent $2,616

Max offer price $294,640

Occupancy floor 96%

Sensitivity live

Price	-10% $177	-5% $73	+0% $-30	+5% $-133	+10% $-237
Rent	-10% $-234	-5% $-132	+0% $-30	+5% $72	+10% $173
Rate	-1.0pp $120	-0.5pp $46	base $-30	+0.5pp $-108	+1.0pp $-186

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 13 events

1. 2026-06-21
   days on market $299,000 Active 46 DOM
2. 2026-06-18
   days on market $299,000 Active 43 DOM
3. 2026-06-17
   days on market $299,000 Active 42 DOM
4. 2026-06-16
   days on market $299,000 Active 41 DOM
5. 2026-06-15
   days on market $299,000 Active 40 DOM
6. 2026-06-13
   days on market $299,000 Active 38 DOM
7. 2026-06-13
   days on market $299,000 Active 37 DOM
8. 2026-06-09
   days on market $299,000 Active 34 DOM
9. 2026-06-08
   days on market $299,000 Active 33 DOM
10. 2026-06-07
    days on market $299,000 Active 32 DOM
11. 2026-06-04
    statusdays on market $299,000 Active 29 DOM
12. 2026-04-17
    listed $299,000 Active
13. 2026-04-16
    historical

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $30,930
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − Depreciation: −$8,698
• Taxable loss: −$5,446
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $946/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab

This well-maintained, recently renovated condo is move-in ready with good curb appeal and modern finishes.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Resale Kitchen appliances — Modernizes the kitchen and appeals to buyers
• Resale Bathroom fixtures — Modernizes the bathrooms and appeals to buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to buyers ↑
• Resale Bathroom fixtures — Modernizes the bathrooms and appeals to buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Roslyn

• Score: 83/100
• State rank: #63
• US rank: #910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roslyn, NY
• City population: 12,796
• Population (ZIP): 12,771

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 22% Hispanic / Latino 10% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2%
• Common ancestry: Scotch-Irish 6% Romanian 4% Danish 2%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Indo-European 11% Chinese 9% Spanish 8%

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: ▼ -125.67%
• Current HPI: 308.3566
• 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

2 events — show timeline

• 2026-04-17 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Coming Soon — OneKey® MLS as Distributed by MLS Grid