1205 E Broadway Unit F-13 · Hewlett, NY 11557

$225,000

2 bd · 1.0 ba · 950 sqft · Condo · 303 Days on market

Built 1951 Good condition $237/sqft · 13% below area Est $258k · 13% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +13.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +7.0/10.0
• Livability +4.5/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Garden Town! This spacious 2 bedroom Coop is located on the 1st floor in the rear of this expansive garden style complex. Large corner unit boasts bright Living and Dining Room. Charming, private terrace off the updated Kitchen featuring granite counters and Stainless Steel appliances. In unit washer & dryer. Primary bedroom with large built in closet. Garden window in 2nd bedroom. Parquet floors. Great location in the Heart of Hewlett! Close to LIRR and the vibrant shops and restaurants on Broadway. (Note: Maintenance charge $2333.24 does not include $96.30 assessment expires 4/30/26, STAR eligible)

Key facts

• Private terrace
• Built in closet
• In unit washer dryer

Tags

• PRIVATE TERRACE
• UPDATED KITCHEN
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• IN UNIT WASHER DRYER
• BUILT IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $934 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.7% in Hewlett — 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 89/100 on livability (#7 in NY, #165 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities 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.
• Zoned schools: Franklin Early Childhood Center (422 students, 25% FRL); Woodmere Middle School (math 62% / reading 73%, grade A-, #98 of 729 statewide, top 14%, 716 students, 26% FRL); George W Hewlett High School (math 95% / reading 97%, grade A+, #68 of 1,100 statewide, top 6%, 999 students, 26% FRL).
• Market conditions: 71 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $177k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.43% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $257,994
• List price: $225,000
• Delta: -12.79%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.37×
• Total profit: $23,112
• Equity at exit: $33,548

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $97,064
• Equity at exit: $19,454

Cash invested: $63,000 (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 11557

• Active inventory: 71
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,221 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $934

Break-even live

Break-even rent $2,039

Max offer price $225,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,090	-5% $1,012	+0% $934	+5% $856	+10% $779
Rent	-10% $680	-5% $807	+0% $934	+5% $1,061	+10% $1,188
Rate	-1.0pp $1,047	-0.5pp $991	base $934	+0.5pp $876	+1.0pp $816

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Franklin Pl Woodmere, NY	3.0	1.0	950	$3,400	$3.58	45d	1	0.61mi
510 Dubois Ave Apt 3C Valley Stream, NY	2.0	1.5	1050	$3,400	$3.24	45d	1	0.98mi
141 Munro Blvd Valley Stream, NY	1.0	1.0	1000	$1,300	$1.30	19d	1	0.99mi
65 Prospect Ave Apt 15W Lynbrook, NY	2.0	2.0	1060	$3,680	$3.47	23d	1	1.07mi
65 Prospect Ave Unit 2W Lynbrook, NY	1.0	1.0	800	$3,055	$3.82	45d	1	1.07mi
623 Central Ave Unit 306 Cedarhurst, NY	1.0	1.0	1000	$2,550	$2.55	20d	1	1.43mi
601 Chestnut St Unit A-21 Cedarhurst, NY	1.0	1.0	700	$2,850	$4.07	45d	1	1.45mi
23 Thompson Pl Unit 2 Lynbrook, NY	3.0	1.0	900	$3,100	$3.44	20d	1	1.45mi

HOA detail condo

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

Listing history 31 events

1. 2026-06-21
   days on market $225,000 Active 303 DOM
2. 2026-06-18
   days on market $225,000 Active 300 DOM
3. 2026-06-17
   days on market $225,000 Active 299 DOM
4. 2026-06-16
   days on market $225,000 Active 298 DOM
5. 2026-06-15
   days on market $225,000 Active 297 DOM
6. 2026-06-13
   days on market $225,000 Active 295 DOM
7. 2026-06-13
   days on market $225,000 Active 294 DOM
8. 2026-06-09
   days on market $225,000 Active 291 DOM
9. 2026-06-08
   days on market $225,000 Active 290 DOM
10. 2026-06-07
    days on market $225,000 Active 289 DOM
11. 2026-06-04
    days on market $225,000 Active 286 DOM
12. 2026-06-03
    days on market $225,000 Active 285 DOM
13. 2026-06-02
    days on market $225,000 Active 284 DOM
14. 2026-06-01
    days on market $225,000 Active 283 DOM
15. 2026-05-31
    days on market $225,000 Active 282 DOM
16. 2025-11-07
    status Active 622-char remark

    Show marketing remark (622 chars)

    Welcome to Garden Town! This spacious 2 bedroom Coop is located on the 1st floor in the rear of this expansive garden style complex. Large corner unit boasts bright Living and Dining Room. Charming, private terrace off the updated Kitchen featuring granite counters and Stainless Steel appliances. In unit washer & dryer. Primary bedroom with large built in closet. Garden window in 2nd bedroom. Parquet floors. Great location in the Heart of Hewlett! Close to LIRR and the vibrant shops and restaurants on Broadway. (Note: Maintenance charge $2333.24 does not include $96.30 assessment expires 4/30/26, STAR eligible)

17. 2025-11-07
    price $225,000 622-char remark

    Show marketing remark (622 chars)

    Welcome to Garden Town! This spacious 2 bedroom Coop is located on the 1st floor in the rear of this expansive garden style complex. Large corner unit boasts bright Living and Dining Room. Charming, private terrace off the updated Kitchen featuring granite counters and Stainless Steel appliances. In unit washer & dryer. Primary bedroom with large built in closet. Garden window in 2nd bedroom. Parquet floors. Great location in the Heart of Hewlett! Close to LIRR and the vibrant shops and restaurants on Broadway. (Note: Maintenance charge $2333.24 does not include $96.30 assessment expires 4/30/26, STAR eligible)

18. 2025-09-01
    price $230,000 622-char remark

    Show marketing remark (622 chars)

    Welcome to Garden Town! This spacious 2 bedroom Coop is located on the 1st floor in the rear of this expansive garden style complex. Large corner unit boasts bright Living and Dining Room. Charming, private terrace off the updated Kitchen featuring granite counters and Stainless Steel appliances. In unit washer & dryer. Primary bedroom with large built in closet. Garden window in 2nd bedroom. Parquet floors. Great location in the Heart of Hewlett! Close to LIRR and the vibrant shops and restaurants on Broadway. (Note: Maintenance charge $2333.24 does not include $96.30 assessment expires 4/30/26, STAR eligible)

19. 2025-07-31
    listed $250,000 Active 622-char remark

    Show marketing remark (622 chars)

    Welcome to Garden Town! This spacious 2 bedroom Coop is located on the 1st floor in the rear of this expansive garden style complex. Large corner unit boasts bright Living and Dining Room. Charming, private terrace off the updated Kitchen featuring granite counters and Stainless Steel appliances. In unit washer & dryer. Primary bedroom with large built in closet. Garden window in 2nd bedroom. Parquet floors. Great location in the Heart of Hewlett! Close to LIRR and the vibrant shops and restaurants on Broadway. (Note: Maintenance charge $2333.24 does not include $96.30 assessment expires 4/30/26, STAR eligible)

20. 2025-07-18
    historical
21. 2025-07-17
    status Active
22. 2025-05-08
    status Pending
23. 2025-02-02
    status Active
24. 2025-02-02
    historical
25. 2025-01-28
    listed $250,000 Active
26. 2024-11-12
    status Pending
27. 2024-07-10
    listed $275,000 Active
28. 2014-04-11
    soldstatus $177,000
29. 2013-09-11
    listed $188,900
30. 2013-09-10
    historical
31. 2013-03-11
    listed $188,900

ⓘ 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) · 78% 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: $38,651
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,792
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − Depreciation: −$6,545
• Taxable income: $8,151
• Est. tax owed @ 24.0%: −$1,956
• After-tax cash flow: $9,252/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 · 12 photos

Good 75/100 Cosmetic rehab

This spacious 2-bedroom Coop in a garden-style complex is in good condition with minimal repairs needed. The home is move-in ready with a private terrace and updated kitchen and bath. Paint and new curtains would enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint the interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace curtains — Fresh curtains improve the home's appearance and add a touch of elegance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace curtains — Fresh curtains improve the home's appearance and add a touch of elegance ↑

ⓘ 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: 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 — Hewlett

• Score: 89/100
• State rank: #7
• US rank: #165

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: Hewlett, NY
• Population (ZIP): 8,503

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 (74%)
• Race & ethnicity: White 74% Asian 9% Hispanic / Latino 8% Black 6% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Scotch-Irish 5% Romanian 4% Danish 2%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 74% English-only · Russian/Polish/Slavic 6% Spanish 6% Other Indo-European 4%

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: ▼ -218.62%
• Current HPI: 273.9904
• 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

+19.1% since first listed

16 events — show timeline

• 2025-11-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-01 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-31 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-02-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-28 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-07-10 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-11 Sold (MLS) $177,000 OneKey® MLS as Distributed by MLS Grid
• 2013-09-11 Listed $188,900 OneKey® MLS as Distributed by MLS Grid
• 2013-09-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-03-11 Listed $188,900 OneKey® MLS as Distributed by MLS Grid