70 S Park Ave #204 · Rockville Centre, NY 11570

$299,000

1 bd · 1.0 ba · 762 sqft · Condo · 27 Days on market

Built 1953

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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 +19.3/30.0
• ARV discount +7.5/15.0
• Schools +7.4/10.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 760 Sqft One Bedroom In Pet Friendly Rockville Centre Building! Closets Galore. Brand New Eik W/Stainless Steel Appliances & Pantry, Brand New Bathroom, Hardwood Floors All Redone, Exposure On 3 Sides Brings In Great Cross Ventilation. Walk To Restaurants, Stores, Lirr, Post Office & More! Maintenance Includes Taxes, Heating & Common Areas. Basic Star $87.68., Additional information: Appearance:Excellent,Interior Features:Lr/Dr

Key facts

• Parking
• Built 1953
• Listed 26 days

Property features AI

Finance

• Other: Living area measured by CubiCasa
• HOA & community: Association: Lincoln Manor; Association amenities include landscaping and trash; Association fee includes common area maintenance, exterior maintenance, grounds care, heat, hot water, sewer, snow removal, trash and water; Additional monthly assessment of $60.73

Exterior

• Parking: Assigned parking in lot; 1 parking space; Parking fee $30
• Utilities: Cable available; Electricity connected; Natural gas connected; Public sewer; Trash collection (public); Water connected; Electric service by local provider
• Home design: Stock cooperative; Two-story building; Entry on level 2
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Located on 2nd floor
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Entrance foyer; Granite counters; Pantry
• Laundry & utility: Common area laundry; Laundry room; Laundry located in basement

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.5% in Rockville Centre — 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 86/100 on livability (#17 in NY, #365 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Rockville Centre Union Free School District (suburban): math 82% / reading 82% proficiency, ranked #37 of 590 in NY (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: South Side Middle School (math 56% / reading 75%, grade A-, #119 of 729 statewide, top 16%, 837 students, 14% FRL); South Side High School (math 98% / reading 75%, grade A, #336 of 1,100 statewide, top 31%, 999 students, 16% FRL).
• Market conditions: 144 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 27 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $215k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $294,515 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-27,525
• Equity at exit: $44,582

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $3,104
• 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 11570

• Active inventory: 144
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,031 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $328

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 84%

Sensitivity live

Price	-10% $534	-5% $431	+0% $328	+5% $225	+10% $121
Rent	-10% $88	-5% $208	+0% $328	+5% $448	+10% $567
Rate	-1.0pp $478	-0.5pp $404	base $328	+0.5pp $250	+1.0pp $172

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: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 S Centre Ave Apt 1SS Rockville Centre, NY	2.0	1.0	950	$3,250	$3.42	6d	1	0.13mi
80 N Centre Ave Rockville Centre, NY	3.0	1.0–3.5	1254	$3,955	$3.15	0d	1	0.43mi
22 N Forest Ave Unit 3E Rockville Centre, NY	1.0	1.0	800	$2,500	$3.12	26d	1	0.48mi
45 Grand Ave Rockville Centre, NY	2.0	1.0	800	$3,000	$3.75	26d	1	0.51mi
55 Grand Ave Apt 2A Rockville Centre, NY	2.0	1.0	875	$3,000	$3.43	6d	1	0.52mi
8 Roswell Ave Oceanside, NY	2.0	1.5	741	$3,100	$4.18	26d	1	0.76mi
275 Maple Ave Apt 6D Rockville Centre, NY	2.0	1.0	673	$2,875	$4.27	26d	1	0.81mi
1 Jefferson Ave Unit K4 Rockville Centre, NY	2.0	1.0	820	$3,000	$3.66	45d	1	0.86mi
24 Doxsey Pl Unit 3 Lynbrook, NY	2.0	1.0	900	$3,300	$3.67	26d	1	1.19mi
112 Atlantic Ave Apt 71 Lynbrook, NY	2.0	1.0	760	$3,000	$3.95	14d	1	1.23mi
318 Earle Ave Unit 2 Lynbrook, NY	1.0	1.0	600	$2,500	$4.17	26d	1	1.27mi
336 Oceanside Pkwy Unit 1 Oceanside, NY	2.0	1.0	850	$2,650	$3.12	13d	1	1.36mi
157 Hempstead Ave Unit B6 Lynbrook, NY	1.0	1.0	700	$2,700	$3.86	26d	1	1.40mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-21
   days on market $299,000 Active 27 DOM
2. 2026-06-18
   days on market $299,000 Active 24 DOM
3. 2026-06-17
   days on market $299,000 Active 23 DOM
4. 2026-06-16
   days on market $299,000 Active 22 DOM
5. 2026-06-15
   days on market $299,000 Active 21 DOM
6. 2026-06-13
   days on market $299,000 Active 19 DOM
7. 2026-06-13
   days on market $299,000 Active 18 DOM
8. 2026-06-09
   days on market $299,000 Active 15 DOM
9. 2026-06-08
   days on market $299,000 Active 14 DOM
10. 2026-06-07
    days on market $299,000 Active 13 DOM
11. 2026-06-04
    days on market $299,000 Active 10 DOM
12. 2026-06-03
    days on market $299,000 Active 9 DOM
13. 2026-06-02
    days on market $299,000 Active 8 DOM
14. 2026-06-01
    days on market $299,000 Active 7 DOM
15. 2026-05-31
    days on market $299,000 Active 6 DOM
16. 2026-05-19
    historical $299,000
17. 2015-12-14
    soldstatus $215,000 452-char remark

    Show marketing remark (383 chars)

    Spacious 760 Sqft One Bedroom In Pet Friendly Rockville Centre Building! Closets Galore. Brand New Eik W/ Stainless Steel Appliances & Pantry, Brand New Bathroom, Hardwood Floors All Redone, Exposure On 3 Sides Brings In Great Cross Ventilation. Walk To Restaurants, Stores, Lirr, Post Office & More! Maintenance Includes Taxes, Heating & Common Areas. Basic Star $87.68.

18. 2015-12-14
    soldstatus $215,000 Closed 383-char remark

    Show marketing remark (383 chars)

    Spacious 760 Sqft One Bedroom In Pet Friendly Rockville Centre Building! Closets Galore. Brand New Eik W/ Stainless Steel Appliances & Pantry, Brand New Bathroom, Hardwood Floors All Redone, Exposure On 3 Sides Brings In Great Cross Ventilation. Walk To Restaurants, Stores, Lirr, Post Office & More! Maintenance Includes Taxes, Heating & Common Areas. Basic Star $87.68.

19. 2015-09-29
    status Under Contract 383-char remark

    Show marketing remark (383 chars)

    Spacious 760 Sqft One Bedroom In Pet Friendly Rockville Centre Building! Closets Galore. Brand New Eik W/ Stainless Steel Appliances & Pantry, Brand New Bathroom, Hardwood Floors All Redone, Exposure On 3 Sides Brings In Great Cross Ventilation. Walk To Restaurants, Stores, Lirr, Post Office & More! Maintenance Includes Taxes, Heating & Common Areas. Basic Star $87.68.

20. 2015-08-28
    price $229,000 383-char remark

    Show marketing remark (383 chars)

    Spacious 760 Sqft One Bedroom In Pet Friendly Rockville Centre Building! Closets Galore. Brand New Eik W/ Stainless Steel Appliances & Pantry, Brand New Bathroom, Hardwood Floors All Redone, Exposure On 3 Sides Brings In Great Cross Ventilation. Walk To Restaurants, Stores, Lirr, Post Office & More! Maintenance Includes Taxes, Heating & Common Areas. Basic Star $87.68.

21. 2015-08-06
    listed $239,000 New 383-char remark

    Show marketing remark (452 chars)

    Spacious 760 Sqft One Bedroom In Pet Friendly Rockville Centre Building! Closets Galore. Brand New Eik W/Stainless Steel Appliances & Pantry, Brand New Bathroom, Hardwood Floors All Redone, Exposure On 3 Sides Brings In Great Cross Ventilation. Walk To Restaurants, Stores, Lirr, Post Office & More! Maintenance Includes Taxes, Heating & Common Areas. Basic Star $87.68., Additional information: Appearance:Excellent,Interior Features:Lr/Dr

22. 2015-08-06
    listed $229,000 452-char remark

    Show marketing remark (452 chars)

    Spacious 760 Sqft One Bedroom In Pet Friendly Rockville Centre Building! Closets Galore. Brand New Eik W/Stainless Steel Appliances & Pantry, Brand New Bathroom, Hardwood Floors All Redone, Exposure On 3 Sides Brings In Great Cross Ventilation. Walk To Restaurants, Stores, Lirr, Post Office & More! Maintenance Includes Taxes, Heating & Common Areas. Basic Star $87.68., Additional information: Appearance:Excellent,Interior Features:Lr/Dr

23. 2015-07-31
    historical
24. 2015-02-07
    historical
25. 2014-08-20
    historical
26. 2014-08-19
    listed $219,000
27. 2014-08-19
    listed $179,000
28. 2014-05-29
    listed $199,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% 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 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,367
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − Depreciation: −$8,698
• Taxable loss: −$879
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $4,145/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: Rockville Centre Union Free School District
• NCES district ID: 3624780
• Math proficiency: 82% ▲ 3.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $102,401
• Composite: 74.33/100
• National rank: #162
• State rank: #37 of 590 in NY

Livability — Rockville Centre

• Score: 86/100
• State rank: #17
• US rank: #365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville Centre, NY
• County: Nassau County · 653,051 people
• City population: 28,908
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,908
• Household income: $157,163
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 732.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Romanian 4% Scotch-Irish 4% Subsaharan African 1%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 5% 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: ▼ -731.15%
• Current HPI: 275.9882
• Rent YoY: —
• 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

+50.3% since first listed

13 events — show timeline

• 2026-05-19 Coming Soon $299,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-14 Sold (MLS) $215,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-14 Sold (MLS) $215,000 MLSLI
• 2015-09-29 Pending — MLSLI
• 2015-08-28 Price Changed $229,000 MLSLI
• 2015-08-06 Listed $239,000 MLSLI
• 2015-08-06 Listed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-02-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-08-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-08-19 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2014-08-19 Listed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-29 Listed $199,000 OneKey® MLS as Distributed by MLS Grid