100 Clinton Ave Unit 1D · Mineola, NY 11501

$300,000

1 bd · 1.0 ba · 850 sqft · Condo · 62 Days on market

Built 1970 Good condition

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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 +10.3/15.0
• Cash flow +9.4/30.0
• 1% rule +6.9/10.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sponsor unit, no board approval needed. large 1-bedroom well maintained unit. spacious LR/DR with sliders to outside to rooftop outdoor space. this unit has plenty of storage featuring a huge walk-in closet. laundry rooms on each floor. live in super. close to restaurants, shopping, LIRR, public transportation the vibrant town of Mineola. 2-year owner occupancy required.

Key facts

• Huge walk-in closet
• Close to restaurants
• Close to shopping

Tags

• ROOFTOP OUTDOOR SPACE
• HUGE WALK-IN CLOSET
• LAUNDRY ROOMS ON EACH FLOOR
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING
• CLOSE TO PUBLIC TRANSPORTATION

🏢 Co-op / cooperative unit. The $300,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.4% vs local median 3.7% in Mineola — 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 (#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.
• Market conditions: Rents rising fast (+4.9%/yr); 95 active listings in the ZIP; 23 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).
• This rent runs 31% of the median local income ($138k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 62 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 27% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,000 (6.0% 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 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.19% ✓
• Cap rate: 5.45%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 7.0

CMA / ARV

• ARV (median comp): $319,677
• List price: $300,000
• Delta: -6.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.5%
• Equity multiple: 0.30×
• Total profit: $-58,802
• Equity at exit: $44,731

10-year hold

• IRR: -6.9%
• Equity multiple: 0.50×
• Total profit: $-42,019
• Equity at exit: $25,939

Cash invested: $84,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,560 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$951
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $-278

Break-even live

Break-even rent $3,912

Max offer price $259,724

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-175	+0% $-278	+5% $-382	+10% $-486
Rent	-10% $-560	-5% $-419	+0% $-278	+5% $-138	+10% $3
Rate	-1.0pp $-127	-0.5pp $-202	base $-278	+0.5pp $-356	+1.0pp $-435

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Clinton Ave Unit 1G Mineola, NY	1.0	1.0	750	$2,500	$3.33	44d	1	0.03mi
116 Searing Ave Unit N322 Mineola, NY	2.0	2.0	1100	$4,435	$4.03	3d	1	0.08mi
116 Searing Ave Unit PHN418 Mineola, NY	1.0	1.0	831	$4,215	$5.07	6d	1	0.08mi
100 Lincoln Ave Apt 14A Mineola, NY	1.0	1.0	900	$2,998	$3.33	25d	1	0.09mi
101 Searing Ave Unit 301 Mineola, NY	1.0	1.0	1093	$4,600	$4.21	44d	1	0.10mi
101 Searing Ave Unit 502 Mineola, NY	1.0	1.0	998	$4,400	$4.41	12d	1	0.10mi
101 Searing Ave Unit 210 Mineola, NY	1.0	1.0	1085	$4,900	$4.52	44d	1	0.10mi
119 Searing Ave Mineola, NY	2.0	1.0–2.0	946	$4,028	$4.26	0d	13	0.11mi
101 Jackson Ave Unit 2G Mineola, NY	2.0	1.0	969	$3,250	$3.35	25d	1	0.13mi
203 Willis Ave Apt 3E Mineola, NY	1.0	1.0	650	$2,200	$3.38	44d	1	0.14mi
160 Garfield Ave Unit 1 Mineola, NY	2.0	1.0	1000	$3,450	$3.45	14d	1	0.16mi
147 Main St Unit 3B Mineola, NY	1.0	1.0	1100	$3,300	$3.00	44d	1	0.23mi
78 Roslyn Rd Unit 202 Mineola, NY	1.0	1.0	1050	$2,950	$2.81	5d	1	0.25mi
162 2nd St Unit 4 Mineola, NY	2.0	1.0	750	$3,600	$4.80	13d	1	0.28mi
269 Willis Ave Unit N Mineola, NY	1.0	1.0	750	$2,500	$3.33	14d	1	0.28mi
1 3rd St Unit 1033 Mineola, NY	1.0	1.0	700	$3,900	$5.57	44d	1	0.40mi
1 3rd St Unit 921 Mineola, NY	1.0	1.0	700	$3,750	$5.36	44d	1	0.40mi
140 Old Country Rd Mineola, NY	1.0–2.0	1.0–2.0	917	$3,609	$3.94	0d	12	0.44mi
1 3rd Ave Mineola, NY	1.0–2.0	1.0–2.0	1140	$4,550	$3.99	0d	5	0.53mi
93 Lehigh St Williston Park, NY	1.0	1.0	800	$2,300	$2.88	44d	1	1.23mi
666 Willis Ave Williston Park, NY	2.0	1.0	700	$2,675	$3.82	25d	1	1.29mi
365 Stewart Ave Garden City, NY	1.0–2.0	1.0–2.0	1034	$3,220	$3.11	0d	1	1.29mi
725 Willis Ave Unit 12B Williston Park, NY	2.0	1.0	900	$3,200	$3.56	44d	1	1.42mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $300,000 Active 62 DOM
2. 2026-06-18
   days on market $300,000 Active 59 DOM
3. 2026-06-17
   days on market $300,000 Active 58 DOM
4. 2026-06-16
   days on market $300,000 Active 57 DOM
5. 2026-06-15
   days on market $300,000 Active 56 DOM
6. 2026-06-13
   days on market $300,000 Active 54 DOM
7. 2026-06-13
   days on market $300,000 Active 53 DOM
8. 2026-06-09
   days on market $300,000 Active 50 DOM
9. 2026-06-08
   days on market $300,000 Active 49 DOM
10. 2026-06-07
    days on market $300,000 Active 48 DOM
11. 2026-06-04
    days on market $300,000 Active 45 DOM
12. 2026-06-03
    days on market $300,000 Active 44 DOM
13. 2026-06-02
    days on market $300,000 Active 43 DOM
14. 2026-06-01
    days on market $300,000 Active 42 DOM
15. 2026-05-31
    days on market $300,000 Active 41 DOM
16. 2026-01-23
    listed $300,000 Active 373-char remark

    Show marketing remark (373 chars)

    Sponsor unit, no board approval needed. large 1-bedroom well maintained unit. spacious LR/DR with sliders to outside to rooftop outdoor space. this unit has plenty of storage featuring a huge walk-in closet. laundry rooms on each floor. live in super. close to restaurants, shopping, LIRR, public transportation the vibrant town of Mineola. 2-year owner occupancy required.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 15 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: $42,719
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$2,298
• − Repairs & maintenance: −$3,418
• − Management: −$3,418
• − HOA: −$11,412
• − Depreciation: −$8,727
• Taxable loss: −$7,857
• Est. tax savings @ 24.0%: +$1,886
• After-tax cash flow: $-1,454/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 · 4 photos

Good 75/100 Cosmetic rehab

This well-maintained 1-bedroom unit in Mineola is ready for a fresh coat of paint and some minor updates to the kitchen and flooring, which can significantly increase its value.

Value-add opportunities

• Both Painting the interior walls and ceiling — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating the kitchen countertops — Modern countertops can increase both resale and rental value.
• Both Upgrading the flooring — New flooring can significantly boost both resale and rental appeal.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls and ceiling — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the kitchen countertops — Modern countertops can increase both resale and rental value. ↑
• Both Upgrading the flooring — New flooring can significantly boost both resale and rental appeal. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers/renters. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-01-23 Listed $300,000 OneKey® MLS as Distributed by MLS Grid