32 Highfield Ln · East Hills, NY 11577

$2,395,000

5 bd · 4.5 ba · 3,706 sqft · SingleFamily public records · 17 Days on market

Built 1950 0.31 ac lot Est $2287k · at est.

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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).

• Cash flow +12.5/30.0
• Schools +7.7/10.0
• ARV discount +5.4/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

EAST HILLS. Welcome to this stately Colonial residence nestled mid-block on a beautifully landscaped 0.305-acre property in the heart of East Hills. Offering elegant living space, this home blends timeless architecture with everyday comfort. A gracious entry foyer leads to spacious principal rooms, ideal for both entertaining and relaxed living. The sunlit interior features generously sized living (with fireplace) and dining areas, family room, cozy den, office/bedroom, a well-appointed kitchen, and seamless flow throughout. Upstairs, expansive bedrooms provide comfort and privacy, including a serene primary suite. The partially finished basement offers additional flexible space, with recre

Key facts

• Landscaped property
• Colonial residence
• Sunlit interior

Tags

• COLONIAL RESIDENCE
• LANDSCAPED PROPERTY
• SPACIOUS PRINCIPAL ROOMS
• SUNLIT INTERIOR
• WELL-APPOINTED KITCHEN
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Cesspool sewage; Utilities: see remarks
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Deck; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range / oven; Refrigerator; Chef's kitchen with pantry
• Bedrooms: 9 rooms total (includes bedroom(s) on first floor)
• Flooring: Hardwood; Tile; Other
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; Chef's kitchen; Double vanity; Entrance foyer; Formal dining room; Pantry; Primary bathroom; Full basement; Attic (see remarks); Deck
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.34M (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.00M (16.5% below list).
• Recommended offer: $2.00M (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.5% in East Hills — 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 77/100 on livability (#207 in NY, #3,190 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+, 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; 1 comparable units currently listed for rent nearby; 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 $17k of loan paydown is wiped out by about $72k 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 17 days — a 2% lower offer ($2.36M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $865k; list at $2.40M implies a 177% gain — meaningful room to come down on a strong offer.

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 $2,000,000 (16.5% 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 1950 — 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 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?
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: 0.84% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $2,286,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Spring Hill Rd	0.08mi	5/5.5	3,603 (-3%)	6mo	$2,400,000	$666	83
60 Spring Hill Rd	0.07mi	6/5.0 (+1)	3,800 (+2%)	11mo	$2,470,000	$650	76
142 Woodhollow Ln	0.48mi	5/4.5	3,500 (-6%)	6mo	$1,530,000	$437	63
45 Peach Dr	0.67mi	5/4.5	3,717 (+0%)	10mo	$2,360,000	$635	60
199 Salem Rd	0.55mi	5/3.5	3,493 (-6%)	2mo	$1,915,000	$548	59
56 Oakdale Ln	0.31mi	5/4.0	4,073 (+10%)	12mo	$2,220,000	$545	57
96 Oakdale Ln	0.24mi	4/3.5 (-1)	3,204 (-14%)	2mo	$2,200,000	$687	55
39 Squirrel Hill Rd	0.37mi	5/4.0	4,249 (+15%)	3mo	$2,390,000	$562	54
21 Overlook Ter	0.58mi	5/5.5	3,900 (+5%)	14mo	$2,805,000	$719	49
88 George St	0.57mi	6/4.5 (+1)	4,039 (+9%)	11mo	$2,050,000	$508	44
108 Linden St	0.64mi	4/4.5 (-1)	3,300 (-11%)	12mo	$1,710,000	$518	36
15 Parkway Dr	0.68mi	6/5.0 (+1)	4,050 (+9%)	15mo	$2,500,000	$617	34

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-409,176
• Equity at exit: $357,102

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-383,329
• Equity at exit: $207,076

Cash invested: $670,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $20,000 medium
• Mortgage (P&I): −$12,560
• Tax from tax record: −$2,574 /mo · $30,890/yr
• Insurance: −$998
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,200
• Net cashflow: $-332

Break-even live

Break-even rent $20,420

Max offer price $2,336,402

Occupancy floor 97%

Sensitivity live

Price	-10% $1,024	-5% $346	+0% $-332	+5% $-1,010	+10% $-1,687
Rent	-10% $-1,912	-5% $-1,122	+0% $-332	+5% $458	+10% $1,248
Rate	-1.0pp $874	-0.5pp $277	base $-332	+0.5pp $-952	+1.0pp $-1,584

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: $598,750
• Closing costs: $71,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Parkway Dr Roslyn Heights, NY	5.0	3.5	4948	$20,000	$4.04	0d	1	0.58mi

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-04-13
   listed $2,395,000 Active
3. 2007-02-07
   soldstatus $865,000
4. 1986-05-06
   soldstatus $350,000

ⓘ 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: $30,890 · $2,574/mo
• Projected year-2 tax: $35,683 · $2,974/mo
• Expected delta: +$4,793/yr (+$399/mo · 15.5%)

ⓘ 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 ≥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: $240,000
• − Mortgage interest: −$134,157
• − Property taxes: −$30,890
• − Insurance: −$11,975
• − Repairs & maintenance: −$19,200
• − Management: −$19,200
• − Depreciation: −$69,673
• Taxable loss: −$45,095
• Est. tax savings @ 24.0%: +$10,823
• After-tax cash flow: $6,842/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: 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 — East Hills

• Score: 77/100
• State rank: #207
• US rank: #3190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hills, NY
• City population: 12,771
• 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

+584.3% since first listed

4 events — show timeline

• 2026-04-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Listed $2,395,000 OneKey® MLS as Distributed by MLS Grid
• 2007-02-07 Sold (Public Records) $865,000 Public Records
• 1986-05-06 Sold (Public Records) $350,000 Public Records

Property tax history

+4.5%/yr

Latest (2024): $30,890 · +3.1% YoY. Source: county tax records.