167 Roosevelt Ave · Mineola, NY 11501

$979,000

4 bd · 3.0 ba · 1,287 sqft · MultiFamily public records · 48 Days on market

Built 1952 5,000 sqft lot $761/sqft · 47% below area Est $1846k · 47% 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 +7.5/30.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Ch Exp Cape W/ Rear Dormer Legal 2 Family. Great Curb Appeal, Move In Cond. Ea. Apt Has Separate Utilities, Hdwd Flrs. 1st Flr Apt Incl Bsmt W/ Lndry & Sep Ent. All Upgrades Within 10 Yrs Or Sooner. All Anderson W/ Storms, Roof, Siding, Fenced Yard. 24X26 2 Car Det Gar W/ 10' Ceilings, Insulated Walls, Ee, Skylights, Sep 60 Amp, 220V.

Key facts

• Separate entrance
• Huge vaulted garage
• Flexible layout

Tags

• TWO-FAMILY HOME
• FLEXIBLE LAYOUT
• FULLY FINISHED BASEMENT
• SEPARATE ENTRANCE
• HUGE VAULTED GARAGE
• SKYLIGHTS

Property features AI

Exterior

• Parking: Detached parking; Driveway; 2-car garage
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Duplex
• Construction: Brick and vinyl siding construction
• Exterior features: Not waterfront; No additional parcels

Interior

• Kitchen: Eat-in kitchen(s)
• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Ductless cooling; Wall/window AC units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Finished full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $979k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative. Per door: $-606/mo.
• To cash-flow at today's rent, offer at most $765k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $654k (33.2% below list).
• Recommended offer: $654k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.7% in Mineola — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 83/100 on livability (#58 in NY, #868 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Mineola Union Free School District (suburban): math 71% / reading 69% proficiency, ranked #113 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Jackson Avenue School (math 63% / reading 70%, grade B+, #575 of 2,108 statewide, top 27%, 417 students, 27% FRL); Mineola Middle School (math 66% / reading 57%, grade B+, #147 of 729 statewide, top 20%, 636 students, 32% FRL); Mineola High School (math 92% / reading 80%, grade A, #347 of 1,100 statewide, top 32%, 1,078 students, 34% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 95 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $6,537/mo this rent would consume 57% of the median local household income ($138k/yr) (locally 489% 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 $7k of loan paydown is wiped out by about $29k 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 48 days — a 3% lower offer ($950k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.
• Current owner paid $545k; list at $979k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $653,700 (33.2% 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 48 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 12.5

CMA / ARV

• ARV (median comp): $1,845,641
• List price: $979,000
• Delta: -46.96%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.19×
• Total profit: $-223,315
• Equity at exit: $145,972

10-year hold

• IRR: -14.2%
• Equity multiple: 0.12×
• Total profit: $-240,636
• Equity at exit: $84,646

Cash invested: $274,120 (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 11501

• Rents YoY: 4.9%
• Active inventory: 95
• Price-to-rent: 25.0×

Monthly cashflow live

• Estimated rent: $6,537 high
• Mortgage (P&I): −$5,134
• Tax from tax record: −$833 /mo · $10,000/yr
• Insurance: −$408
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,373
• Net cashflow: $-1,211

Break-even live

Break-even rent $8,070

Max offer price $765,068

Occupancy floor —

Sensitivity live

Price	-10% $-657	-5% $-934	+0% $-1,211	+5% $-1,488	+10% $-1,765
Rent	-10% $-1,727	-5% $-1,469	+0% $-1,211	+5% $-953	+10% $-695
Rate	-1.0pp $-718	-0.5pp $-962	base $-1,211	+0.5pp $-1,465	+1.0pp $-1,723

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,538
Total (2 units)			$6,537

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: $244,750
• Closing costs: $29,370
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 Harrison Ave Unit C Mineola, NY	3.0	2.0	1820	$5,300	$2.91	5d	1	0.26mi
184 Cleveland Ave Mineola, NY	3.0	1.5	1473	$4,700	$3.19	45d	1	0.30mi
50 Albertson Pl Mineola, NY	3.0	2.0	1525	$4,750	$3.11	0d	1	0.39mi
222 Cleveland Ave Mineola, NY	3.0	1.0	1100	$4,000	$3.64	0d	1	0.41mi
220 Pershing Pkwy Mineola, NY	4.0	2.0	1550	$4,750	$3.06	0d	1	0.41mi
191 Raff Ave Mineola, NY	3.0	2.0	1500	$4,500	$3.00	0d	1	0.48mi
80 Old Country Rd Mineola, NY	3.0	2.0	1400	$3,200	$2.29	26d	1	0.52mi
367 Columbus Pkwy Mineola, NY	3.0	3.0	1611	$5,350	$3.32	45d	1	0.53mi
94 Millington Pl Mineola, NY	4.0	2.5	1590	$5,000	$3.14	0d	1	0.71mi
18 Prospect St Williston Park, NY	3.0	2.5	1300	$4,800	$3.69	45d	1	0.83mi

Listing history 20 events

1. 2026-06-16
   days on market $979,000 Active 48 DOM
2. 2026-06-15
   days on market $979,000 Active 47 DOM
3. 2026-06-13
   days on market $979,000 Active 45 DOM
4. 2026-06-13
   days on market $979,000 Active 44 DOM
5. 2026-06-09
   days on market $979,000 Active 41 DOM
6. 2026-06-08
   days on market $979,000 Active 40 DOM
7. 2026-06-07
   days on market $979,000 Active 39 DOM
8. 2026-06-04
   days on market $979,000 Active 36 DOM
9. 2026-06-03
   days on market $979,000 Active 35 DOM
10. 2026-06-02
    days on market $979,000 Active 34 DOM
11. 2026-06-01
    days on market $979,000 Active 33 DOM
12. 2026-05-31
    days on market $979,000 Active 32 DOM
13. 2026-04-29
    listed $979,000 Active 731-char remark
14. 2015-07-09
    soldstatus $545,000
15. 2015-06-26
    soldstatus $545,000 Closed 340-char remark

    Show marketing remark (406 chars)

    Ch Exp Cape W/Rear Dormer Legal 2 Family. Great Curb Appeal, Move In Cond. Ea. Apt Has Separate Utilities, Hdwd Flrs. 1st Flr Apt Incl Bsmt W/Lndry & Sep Ent. All Upgrades Within 10 Yrs Or Sooner. All Anderson W/Storms, Roof, Siding, Fenced Yard. 24X26 2 Car Det Gar W/10' Ceilings, Insulated Walls, Ee, Skylights, Sep 60 Amp, 220V., Additional information: Appearance:Mint,Separate Hotwater Heater:Gas

16. 2015-06-26
    soldstatus $545,000

    Show marketing remark (406 chars)

    Ch Exp Cape W/Rear Dormer Legal 2 Family. Great Curb Appeal, Move In Cond. Ea. Apt Has Separate Utilities, Hdwd Flrs. 1st Flr Apt Incl Bsmt W/Lndry & Sep Ent. All Upgrades Within 10 Yrs Or Sooner. All Anderson W/Storms, Roof, Siding, Fenced Yard. 24X26 2 Car Det Gar W/10' Ceilings, Insulated Walls, Ee, Skylights, Sep 60 Amp, 220V., Additional information: Appearance:Mint,Separate Hotwater Heater:Gas

17. 2015-04-17
    status Under Contract 340-char remark

    Show marketing remark (340 chars)

    Ch Exp Cape W/ Rear Dormer Legal 2 Family. Great Curb Appeal, Move In Cond. Ea. Apt Has Separate Utilities, Hdwd Flrs. 1st Flr Apt Incl Bsmt W/ Lndry & Sep Ent. All Upgrades Within 10 Yrs Or Sooner. All Anderson W/ Storms, Roof, Siding, Fenced Yard. 24X26 2 Car Det Gar W/ 10' Ceilings, Insulated Walls, Ee, Skylights, Sep 60 Amp, 220V.

18. 2015-03-12
    listed $569,000 New 340-char remark

    Show marketing remark (406 chars)

    Ch Exp Cape W/Rear Dormer Legal 2 Family. Great Curb Appeal, Move In Cond. Ea. Apt Has Separate Utilities, Hdwd Flrs. 1st Flr Apt Incl Bsmt W/Lndry & Sep Ent. All Upgrades Within 10 Yrs Or Sooner. All Anderson W/Storms, Roof, Siding, Fenced Yard. 24X26 2 Car Det Gar W/10' Ceilings, Insulated Walls, Ee, Skylights, Sep 60 Amp, 220V., Additional information: Appearance:Mint,Separate Hotwater Heater:Gas

19. 2015-03-12
    listed $569,000

    Show marketing remark (406 chars)

    Ch Exp Cape W/Rear Dormer Legal 2 Family. Great Curb Appeal, Move In Cond. Ea. Apt Has Separate Utilities, Hdwd Flrs. 1st Flr Apt Incl Bsmt W/Lndry & Sep Ent. All Upgrades Within 10 Yrs Or Sooner. All Anderson W/Storms, Roof, Siding, Fenced Yard. 24X26 2 Car Det Gar W/10' Ceilings, Insulated Walls, Ee, Skylights, Sep 60 Amp, 220V., Additional information: Appearance:Mint,Separate Hotwater Heater:Gas

20. 2004-12-10
    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: $10,000 · $833/mo
• Projected year-2 tax: $13,273 · $1,106/mo
• Expected delta: +$3,272/yr (+$273/mo · 32.7%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $78,444
• − Mortgage interest: −$54,839
• − Property taxes: −$10,000
• − Insurance: −$4,895
• − Repairs & maintenance: −$6,276
• − Management: −$6,276
• − Depreciation: −$28,480
• Taxable loss: −$32,322
• Est. tax savings @ 24.0%: +$7,757
• After-tax cash flow: $-6,775/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: Mineola Union Free School District
• NCES district ID: 3619500
• Math proficiency: 71% ▲ 5.00%
• Reading proficiency: 69% ▲ 8.00%
• Median HH income: $84,012
• Composite: 62.64/100
• National rank: #676
• State rank: #113 of 590 in NY

Livability — Mineola

• Score: 83/100
• State rank: #58
• US rank: #868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineola, NY
• County: Nassau County · 653,051 people
• City population: 21,641
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,641
• Household income: $137,665
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 489.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 14% Two or more races 10% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Russian 6% Romanian 6% Scotch-Irish 2%
• Foreign-born: 29% · Canada, China, South Korea
• Languages at home: 62% English-only · Other Indo-European 12% Spanish 11% Chinese 5%

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: ▼ -600.19%
• Current HPI: 327.4674
• Rent YoY: ▲ 4.88%
• 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

+345.0% since first listed

9 events — show timeline

• 2026-06-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $979,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-09 Sold (Public Records) $545,000 Public Records
• 2015-06-26 Sold (MLS) $545,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-26 Sold (MLS) $545,000 MLSLI
• 2015-04-17 Pending — MLSLI
• 2015-03-12 Listed $569,000 MLSLI
• 2015-03-12 Listed $569,000 OneKey® MLS as Distributed by MLS Grid
• 2004-12-10 Sold (Public Records) $220,000 Public Records

Property tax history

+4.8%/yr

Latest (2024): $10,000 · +0.1% YoY. Source: county tax records.