3903 Lincoln St · Seaford, NY 11783

$699,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 4 Days on market

Built 1951 7,440 sqft lot $496/sqft · 18% below area Est $854k · 18% 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 +15.0/15.0
• Cash flow +7.6/30.0
• Schools +7.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Summer is fast approaching. Now is the time to purchase a home that offers an easy-living lifestyle in a location that offers so much. This charming three-bedroom one full bathroom ranch style residence with an expansive full basement is situated on a quiet residential street where pride-of ownership is evident with well-maintained properties throughout the neighborhood. The property's lot dimensions are 62' x 121' which is a rare find in today's housing market. The home's pristine curb appeal is highlighted by a classic color palette, colorful perennials, and a well-manicured lawn. The foyer entryway leads to the sun-drenched formal living room and dining room. The kitchen features 2023 ap

Key facts

• Well manicured lawn
• 2023 appliances
• Colorful perennials

Tags

• QUIET RESIDENTIAL STREET
• WELL MAINTAINED PROPERTIES
• PRISTINE CURB APPEAL
• COLORFUL PERENNIALS
• WELL MANICURED LAWN
• 2023 APPLIANCES

Property features AI

Exterior

• Parking: One garage space; Garage with door opener; Oversized garage; On-street parking; Additional storage in garage; Total of 4 parking spaces
• Utilities: Electricity connected (PSEG); Public sewer; Public water connected; Trash collection (public)
• Home design: Single family residence; Two levels; Actual condition (as recorded)
• Construction: Brick and frame construction with shingle and vinyl siding; Block foundation; Built with partial attic (full, partially finished with pull-down stairs and storage)
• Exterior features: Garden; Exterior lighting; Mailbox; Rain gutters; Back yard; Front yard; Landscaped; Level lot; Near schools; Near shops; Front and rear sprinklers

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Stainless steel appliances; Exhaust fan; Breakfast bar; Eat-in kitchen; Pantry
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Hardwood; Laminate; Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Baseboard heating; Hot water heating; Oil heating; Other heating
• Interior features: First-floor bedroom; First-floor full bath; Breakfast bar; Built-in features; Ceiling fans; Crown molding; Eat-in kitchen; Entrance foyer; Formal dining room; Natural woodwork; Pantry; Storage; Wall of windows; Patio; Porch; Grip-accessible features
• Laundry & utility: Washer hookup; Dryer hookup (electric); Washer and Dryer included; Washer/Dryer hookup; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $-849 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $549k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $514k (26.4% below list).
• Recommended offer: $514k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.3% in Seaford — 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 80/100 on livability (#115 in NY, #1,864 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Seaford Union Free School District (suburban): math 73% / reading 81% proficiency, ranked #53 of 590 in NY (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Seaford Manor School (math 92% / reading 87%, grade A+, #45 of 2,108 statewide, top 3%, 445 students, 10% FRL); Seaford Middle School (math 42% / reading 72%, grade B, #192 of 729 statewide, top 28%, 517 students, 15% FRL); Seaford Senior High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 658 students, 16% FRL).
• Market conditions: 93 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $5k of loan paydown is wiped out by about $21k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $514,446 (26.4% 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.74% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.20%
• DSCR: 0.77
• GRM: 11.3

CMA / ARV

• ARV (median comp): $853,943
• List price: $699,000
• Delta: -18.14%
• 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
1595 Washington Ave	0.36mi	4/2.0 (+1)	1,407 (-0%)	0mo	$670,000	$476	74
3860 Maplewood Dr	0.14mi	3/1.0	1,278 (-9%)	6mo	$620,000	$485	74
3902 Beechwood Pl	0.18mi	4/1.5 (+1)	1,348 (-4%)	5mo	$699,000	$519	73
3862 Clark St	0.07mi	4/2.0 (+1)	1,300 (-8%)	2mo	$820,000	$631	73
3799 Mansfield Dr	0.33mi	4/2.0 (+1)	1,394 (-1%)	8mo	$685,000	$491	68
17 Hawthorne St	0.67mi	3/2.0	1,443 (+2%)	1mo	$728,000	$505	60
3861 Wilburne Ave	0.48mi	3/2.0	1,558 (+11%)	3mo	$790,000	$507	54
1691 Lehigh Rd	0.62mi	2/1.0 (-1)	1,508 (+7%)	2mo	$690,000	$458	53
533 Forest Ave	0.58mi	3/1.5	1,283 (-9%)	9mo	$690,000	$538	49
1750 Yale Ct	0.69mi	4/2.0 (+1)	1,352 (-4%)	6mo	$750,000	$555	47
85 Riverside Ave	0.59mi	4/2.0 (+1)	1,557 (+11%)	0mo	$730,910	$469	45
3615 Franklin St	0.56mi	3/2.0	1,600 (+14%)	6mo	$835,000	$522	42

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: -25.1%
• Equity multiple: 0.15×
• Total profit: $-167,204
• Equity at exit: $104,223

10-year hold

• IRR: -21.1%
• Equity multiple: -0.10×
• Total profit: $-214,694
• Equity at exit: $60,437

Cash invested: $195,720 (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 11783

• Active inventory: 93
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $5,144 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$956 /mo · $11,473/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,080
• Net cashflow: $-849

Break-even live

Break-even rent $6,219

Max offer price $549,046

Occupancy floor —

Sensitivity live

Price	-10% $-453	-5% $-651	+0% $-849	+5% $-1,047	+10% $-1,245
Rent	-10% $-1,255	-5% $-1,052	+0% $-849	+5% $-646	+10% $-442
Rate	-1.0pp $-497	-0.5pp $-671	base $-849	+0.5pp $-1,030	+1.0pp $-1,214

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3883 Franklin Ave Seaford, NY	4.0	2.0	1593	$5,500	$3.45	45d	1	0.15mi
405 Massapequa Ave Massapequa, NY	3.0	1.0	1550	$3,700	$2.39	6d	1	0.98mi
398 Harrison Ave Massapequa, NY	3.0	1.0	1098	$3,800	$3.46	45d	1	1.29mi

Listing history 1 events

1. 2026-05-14
   listed $699,000 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: $11,473 · $956/mo
• Projected year-2 tax: $11,643 · $970/mo
• Expected delta: +$170/yr (+$14/mo · 1.5%)

ⓘ 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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,734
• − Mortgage interest: −$39,155
• − Property taxes: −$11,473
• − Insurance: −$3,495
• − Repairs & maintenance: −$4,939
• − Management: −$4,939
• − Depreciation: −$20,335
• Taxable loss: −$22,601
• Est. tax savings @ 24.0%: +$5,424
• After-tax cash flow: $-4,762/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: Seaford Union Free School District
• NCES district ID: 3626400
• Math proficiency: 73% ▼ -2.00%
• Reading proficiency: 81% ▲ 11.00%
• Median HH income: $106,919
• Composite: 70.59/100
• National rank: #257
• State rank: #53 of 590 in NY

Livability — Seaford

• Score: 80/100
• State rank: #115
• US rank: #1864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seaford, NY
• City population: 21,588
• Population (ZIP): 21,588

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Asian 4% Two or more races 4% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% 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: ▼ -720.04%
• Current HPI: 298.2951
• 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

• 2026-05-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $699,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2024): $11,473 · -1.0% YoY. Source: county tax records.