87 W Clinton Ave · Roosevelt, NY 11575

$410,000

3 bd · 1.0 ba · 1,688 sqft · SingleFamily public records · 21 Days on market

Built 1972 4,760 sqft lot Est $697k · 41% 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 +13.0/30.0
• 1% rule +4.4/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3-bedroom, 2-bath home with a spacious fenced yard, nestled on a quiet, tree-lined street in Roosevelt. Features a private driveway and large backyard, ideal for entertaining or gardening. This well-located home offers a perfect blend of comfort and convenience—just 5 minutes from the LIRR, and close to schools, parks, shops, and major highways. Great opportunity for buyers or investors seeking value in a desirable Long Island location. Hurry this won't last!!!

Key facts

• Close to parks
• Close to schools
• Fenced yard

Tags

• FENCED YARD
• PRIVATE DRIVEWAY
• LARGE BACKYARD
• TREE-LINED STREET
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-20 ($-236/yr) — negative.
• To cash-flow at today's rent, offer at most $407k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $386k (5.9% below list).
• Recommended offer: $386k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in Roosevelt — 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 73/100 on livability (#307 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, amenities F, cost of living F.
• Roosevelt Union Free School District (suburban): math 28% / reading 45% proficiency, ranked #529 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centennial Avenue Elementary School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 499 students, 50% FRL); Roosevelt Middle School (math 12% / reading 27%, grade F, #685 of 729 statewide, top 94%, 455 students, 0% FRL); Roosevelt High School (math 65% / reading 78%, grade B+, #698 of 1,100 statewide, top 63%, 1,075 students, 59% FRL) — zoned schools average 36% FRL vs 58% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 52 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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

• It's been on market 21 days — a 2% lower offer ($404k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $385,890 (5.9% 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 1972 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.94% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $697,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Cedar St	0.30mi	4/2.0 (+1)	1,645 (-2%)	1mo	$680,000	$413	72
76 Henry St	0.14mi	4/2.5 (+1)	1,565 (-7%)	1mo	$615,000	$393	69
1109 Cramer Ct	0.21mi	3/1.5	1,828 (+8%)	8mo	$624,432	$342	68
62 Alhambra Rd	0.32mi	3/2.0	1,900 (+13%)	2mo	$384,750	$203	59
3 Maple Dr	0.63mi	3/2.5	1,732 (+3%)	7mo	$650,000	$375	54
959 Cramer Ct	0.48mi	3/3.5	1,780 (+6%)	7mo	$745,000	$419	53
1515 Paul St	0.71mi	3/2.0	1,769 (+5%)	5mo	$400,000	$226	51
319 Maryland Ave	0.75mi	3/1.5	1,572 (-7%)	5mo	$605,000	$385	48
831 N William St	0.74mi	4/2.5 (+1)	1,650 (-2%)	5mo	$725,000	$439	46
121 E Pennywood Ave	0.58mi	4/2.0 (+1)	1,500 (-11%)	3mo	$677,340	$452	43
891 School Dr	0.55mi	3/2.5	1,451 (-14%)	3mo	$677,000	$467	42
779 Summer Ave	0.64mi	4/2.0 (+1)	1,502 (-11%)	6mo	$715,000	$476	38

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-67,488
• Equity at exit: $61,132

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-59,557
• Equity at exit: $35,449

Cash invested: $114,800 (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 11575

• Active inventory: 52
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,859 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$747 /mo · $8,967/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $-20

Break-even live

Break-even rent $3,884

Max offer price $406,525

Occupancy floor 96%

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 W Centennial Ave Roosevelt, NY	3.0	2.0	1176	$3,600	$3.06	18d	1	0.60mi
533 Greenwich St Unit 1D Hempstead, NY	3.0	2.0	1103	$4,000	$3.63	43d	1	1.04mi
650 Winthrop Dr Uniondale, NY	3.0	3.0	1300	$4,900	$3.77	1d	1	1.27mi
529 Maple Ave Unit Second Floor Uniondale, NY	3.0	2.0	1240	$3,750	$3.02	24d	1	1.33mi
366 Greenwich St Hempstead, NY	3.0	1.5	1504	$4,000	$2.66	1d	1	1.35mi
523 Hawthorne Ave Uniondale, NY	3.0	1.0	1328	$3,300	$2.48	24d	1	1.37mi
66 E Seaman Ave Freeport, NY	3.0	2.5	1200	$3,600	$3.00	43d	1	1.40mi

Listing history 2 events

1. 2025-08-13
   status Pending
2. 2025-07-22
   listed $410,000 Active

ⓘ 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: $8,967 · $747/mo
• Projected year-2 tax: $8,967 · $747/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $46,307
• − Mortgage interest: −$22,966
• − Property taxes: −$8,967
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,705
• − Management: −$3,705
• − Depreciation: −$11,927
• Taxable loss: −$7,013
• Est. tax savings @ 24.0%: +$1,683
• After-tax cash flow: $1,447/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: Roosevelt Union Free School District
• NCES district ID: 3624990
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 45% ▲ 6.00%
• Median HH income: $69,717
• Composite: 33.41/100
• National rank: #5472
• State rank: #529 of 590 in NY

Livability — Roosevelt

• Score: 73/100
• State rank: #307
• US rank: #5074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roosevelt, NY
• City population: 19,430
• Population (ZIP): 19,430

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 0.55)
• Race & ethnicity: Black 53% Hispanic / Latino 41% Two or more races 7% Asian 2% White 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 4%
• Common ancestry: Hispanic 4%
• Foreign-born: 36% · Canada, Jamaica, South Korea
• Languages at home: 60% English-only · Spanish 34% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▼ -368.53%
• Current HPI: 364.7467
• 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

2 events — show timeline

• 2025-08-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-22 Listed $410,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2024): $8,967 · +6.0% YoY. Source: county tax records.