29 Woodmere Blvd Unit 2B · Woodmere, NY 11598

$350,000

1 bd · 1.0 ba · 1,080 sqft · Condo · 117 Days on market

Built 1931 $324/sqft · 9% below area Est $383k · 9% under

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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 +16.1/30.0
• ARV discount +11.4/15.0
• Schools +7.0/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of a kind, Mint Co-op in a sought after Heathcote building in the heart of Woodmere. This apartment boasts 9ft ceilings, recessed lighting and a large front foyer with huge walk in closet, Spacious renovated and expanded EIK, with ss appliances, incl dishwasher and 2 sinks. Corner 1 Bdrm with lots of windows, and a new bathroom with walk in shower and tub. This beautiful apartment comes with 3 wall units, a separate storage area and has assigned indoor/outdoor parking. Walk to LIRR,shopping and houses of worship.

Key facts

• Large front foyer
• Huge walk in closet
• Garage

Tags

• LARGE FRONT FOYER
• HUGE WALK IN CLOSET
• RENOVATED AND EXPANDED EIK
• NEWLY RENOVATED BATHROOM
• SEPARATE STORAGE AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (6.0% below list).
• Recommended offer: $318k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.4% in Woodmere — 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 82/100 on livability (#76 in NY, #1,189 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: cost of living F.
• Hewlett-Woodmere Union Free School District (suburban): math 72% / reading 79% proficiency, ranked #59 of 590 in NY (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 87 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 117 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $133k; list at $350k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $318,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $383,330
• List price: $350,000
• Delta: -8.69%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-45,264
• Equity at exit: $52,186

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-24,533
• Equity at exit: $30,262

Cash invested: $98,000 (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 11598

• Active inventory: 87
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,288 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $179

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 90%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
757 Chestnut St Unit 1st Fl Cedarhurst, NY	2.0	2.0	1200	$4,195	$3.50	1d	1	0.61mi
623 Central Ave Unit 306 Cedarhurst, NY	1.0	1.0	1000	$2,550	$2.55	18d	1	0.67mi
601 Chestnut St Unit A-21 Cedarhurst, NY	1.0	1.0	700	$2,850	$4.07	43d	1	0.69mi
510 Dubois Ave Apt 3C Valley Stream, NY	2.0	1.5	1050	$3,400	$3.24	43d	1	1.44mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-18
   days on market $350,000 Active 117 DOM
2. 2026-06-17
   days on market $350,000 Active 116 DOM
3. 2026-06-16
   days on market $350,000 Active 115 DOM
4. 2026-06-15
   days on market $350,000 Active 114 DOM
5. 2026-06-13
   days on market $350,000 Active 112 DOM
6. 2026-06-13
   days on market $350,000 Active 111 DOM
7. 2026-06-09
   days on market $350,000 Active 108 DOM
8. 2026-06-08
   days on market $350,000 Active 107 DOM
9. 2026-06-07
   days on market $350,000 Active 106 DOM
10. 2026-06-04
    days on market $350,000 Active 103 DOM
11. 2026-06-03
    days on market $350,000 Active 102 DOM
12. 2026-06-02
    days on market $350,000 Active 101 DOM
13. 2026-06-01
    days on market $350,000 Active 100 DOM
14. 2026-05-31
    days on market $350,000 Active 99 DOM
15. 2026-02-21
    listed $350,000 Active 522-char remark

    Show marketing remark (522 chars)

    One of a kind, Mint Co-op in a sought after Heathcote building in the heart of Woodmere. This apartment boasts 9ft ceilings, recessed lighting and a large front foyer with huge walk in closet, Spacious renovated and expanded EIK, with ss appliances, incl dishwasher and 2 sinks. Corner 1 Bdrm with lots of windows, and a new bathroom with walk in shower and tub. This beautiful apartment comes with 3 wall units, a separate storage area and has assigned indoor/outdoor parking. Walk to LIRR,shopping and houses of worship.

16. 2020-08-05
    historical
17. 2020-07-12
    listed $210,000 Active
18. 2017-08-17
    soldstatus $133,000 Closed
19. 2017-05-09
    status Under Contract
20. 2017-02-15
    status Back On Market
21. 2016-10-03
    status Under Contract
22. 2016-06-29
    price $133,000
23. 2016-04-25
    listed $139,900 New
24. 2016-04-14
    historical
25. 2016-04-08
    listed $133,000 New

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,460
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,157
• − Management: −$3,157
• − Depreciation: −$10,182
• Taxable loss: −$3,641
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $3,022/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: Hewlett-Woodmere Union Free School District
• NCES district ID: 3631710
• Math proficiency: 72% ▼ -7.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $112,656
• Composite: 69.89/100
• National rank: #287
• State rank: #59 of 590 in NY

Livability — Woodmere

• Score: 82/100
• State rank: #76
• US rank: #1189

Category grades

Amenities C+ 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: Woodmere, NY
• City population: 14,316
• Population (ZIP): 14,316

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Black 4% Asian 1%
• Common ancestry: Romanian 9% Scotch-Irish 8% Italian 4%
• Foreign-born: 12% · Canada, South Korea, Dominican Republic
• Languages at home: 83% English-only · Spanish 6% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -932.58%
• Current HPI: 335.8833
• 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

+163.2% since first listed

11 events — show timeline

• 2026-02-21 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-07-12 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-17 Sold (MLS) $133,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-02-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2016-10-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2016-06-29 Price Changed $133,000 OneKey® MLS as Distributed by MLS Grid
• 2016-04-25 Listed $139,900 OneKey® MLS as Distributed by MLS Grid
• 2016-04-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-04-08 Listed $133,000 OneKey® MLS as Distributed by MLS Grid