18 N Baldwin Pl · East Massapequa, NY 11758

$399,000

3 bd · 1.0 ba · 710 sqft · SingleFamily public records · 5 Days on market

Built 1913 0.27 ac lot Est $268k · 49% over

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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 +20.6/30.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in Massapequa, NY. Home shows it was built in 1913 and sits on a good size lot of approx. 11,761 sq. ft. Roll up your sleeves and put your designer touches to make this a dream home. Buyers check with City, County, Zoning, Tax, and other records to their satisfaction. AS-IS REO property. Additional Information: ParkingFeatures:1 Car Attached,

Key facts

• 0.27 acre lot
• Garage
• Built 1913

Property features AI

Exterior

• Parking: Assigned parking; Three-space carport; One-car garage
• Utilities: Electricity connected; Sewer: other
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: First-floor bedroom; Five total rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Cap rate 7.9% vs local median 2.7% in East Massapequa — 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 74/100 on livability (#287 in NY, #4,601 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Amityville Union Free School District (suburban): math 23% / reading 28% proficiency, ranked #579 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northwest Elementary School (564 students, 62% FRL); Edmund W Miles Middle School (math 10% / reading 30%, grade F, #666 of 729 statewide, top 93%, 599 students, 75% FRL).
• Market conditions: 268 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $268k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,000

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 1.06% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $268,380
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 N Baldwin Pl	0.00mi	4/1.0 (+1)	710 (0%)	23mo	$268,500	$378	76

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-30,571
• Equity at exit: $59,492

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $17,531
• Equity at exit: $34,498

Cash invested: $111,720 (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 11758

• Active inventory: 268
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,230 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$549 /mo · $6,593/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$888
• Net cashflow: $534

Break-even live

Break-even rent $3,555

Max offer price $399,000

Occupancy floor 82%

Sensitivity live

Price	-10% $760	-5% $647	+0% $534	+5% $421	+10% $308
Rent	-10% $199	-5% $367	+0% $534	+5% $701	+10% $868
Rate	-1.0pp $735	-0.5pp $635	base $534	+0.5pp $430	+1.0pp $325

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Weaver Dr Massapequa, NY	1.0–3.0	1.0–2.5	1003	$4,470	$4.46	0d	1	0.27mi
366 Broadway Amityville, NY	3.0	1.0–2.5	1354	$5,095	$3.76	0d	1	1.01mi
100 Merrick Rd Amityville, NY	2.0	1.0	550	$2,200	$4.00	0d	1	1.47mi

Listing history 4 events

1. 2026-06-21
   days on market $399,000 Active 5 DOM
2. 2026-06-18
   days on market $399,000 Active 2 DOM
3. 2026-06-17
   remarks 131-char remark
4. 2026-06-17
   listed $399,000 Active 1 DOM

ⓘ 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: $6,593 · $549/mo
• Projected year-2 tax: $6,668 · $556/mo
• Expected delta: +$75/yr (+$6/mo · 1.1%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,760
• − Mortgage interest: −$22,350
• − Property taxes: −$6,593
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,061
• − Management: −$4,061
• − Depreciation: −$11,607
• Taxable income: $93
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $6,382/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: Amityville Union Free School District
• NCES district ID: 3602940
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $70,995
• Composite: 24.47/100
• National rank: #7663
• State rank: #579 of 590 in NY

Livability — East Massapequa

• Score: 74/100
• State rank: #287
• US rank: #4601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Massapequa, NY
• Population (ZIP): 54,741

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 7% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Italian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -765.19%
• Current HPI: 287.8085
• 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

+398.8% since first listed

15 events — show timeline

• 2026-06-16 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-24 Sold (MLS) $268,500 OneKey® MLS as Distributed by MLS Grid
• 2024-06-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-05-10 Price Changed $313,100 OneKey® MLS as Distributed by MLS Grid
• 2024-04-22 Price Changed $328,300 OneKey® MLS as Distributed by MLS Grid
• 2024-04-05 Price Changed $343,500 OneKey® MLS as Distributed by MLS Grid
• 2024-03-21 Price Changed $381,700 OneKey® MLS as Distributed by MLS Grid
• 2024-03-06 Price Changed $393,400 OneKey® MLS as Distributed by MLS Grid
• 2024-02-20 Price Changed $406,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-05 Price Changed $413,400 OneKey® MLS as Distributed by MLS Grid
• 2024-01-17 Price Changed $472,200 OneKey® MLS as Distributed by MLS Grid
• 2024-01-02 Price Changed $474,600 OneKey® MLS as Distributed by MLS Grid
• 2023-12-14 Listed $477,000 OneKey® MLS as Distributed by MLS Grid
• 2006-10-31 Sold (Public Records) $345,000 Public Records
• 1993-10-13 Sold (Public Records) $80,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $6,593 · -1.0% YoY. Source: county tax records.