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

$205,000

2 bd · 1.0 ba · 950 sqft · Townhouse · 351 Days on market

Built 1951 Good condition $216/sqft · 18% below area Est $250k · 18% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.2/10.0
• 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.

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 townhouse listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.8% 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: 88 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 $57k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $177k; 16% 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 $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 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. 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 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: 1.74% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $250,000
• List price: $205,000
• Delta: -18.00%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 E Broadway Unit D15	0.04mi	2/2.0	1,026 (+8%)	2mo	$250,000	$244	79
7 Everit Ave Unit B11	0.28mi	1/1.0 (-1)	900 (-5%)	9mo	$220,000	$244	66
1175 E Broadway Unit 1J	0.11mi	2/1.0	1,100 (+16%)	14mo	$375,000	$341	58
1367 Broadway Unit B-18	0.33mi	2/1.0	886 (-7%)	20mo	$255,000	$288	57
141 Woodmere Blvd Unit 3H	0.74mi	1/1.0 (-1)	900 (-5%)	7mo	$200,000	$222	46
1395 Broadway Unit A-7	0.37mi	1/1.0 (-1)	800 (-16%)	9mo	$249,000	$311	45
1 Meadow Dr Unit 3D	0.96mi	2/1.0	1,100 (+16%)	3mo	$350,000	$318	37
1347 Broadway Unit F11	0.30mi	1/1.0 (-1)	760 (-20%)	23mo	$145,000	$191	37
141 Wyckoff Pl Unit 4E	0.75mi	2/2.0	1,000 (+5%)	18mo	$370,000	$370	37
510 Dubois Ave Unit B3	1.00mi	2/1.5	1,056 (+11%)	11mo	$359,000	$340	36
141 Woodmere Blvd Unit 6J	0.74mi	1/1.0 (-1)	800 (-16%)	2mo	$185,000	$231	34
141 Wyckoff Pl Unit 6-E	0.75mi	2/2.0	1,100 (+16%)	3mo	$395,000	$359	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: 22.5%
• Equity multiple: 1.92×
• Total profit: $53,035
• Equity at exit: $30,566

10-year hold

• IRR: 30.5%
• Equity multiple: 3.74×
• Total profit: $157,492
• Equity at exit: $17,725

Cash invested: $57,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 6 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $302,000 ($308/sqft)
• Median days on market: 78 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -14.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11557

• Active inventory: 88
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,576 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $1,353

Break-even live

Break-even rent $1,864

Max offer price $205,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,495	-5% $1,424	+0% $1,353	+5% $1,282	+10% $1,211
Rent	-10% $1,070	-5% $1,212	+0% $1,353	+5% $1,494	+10% $1,635
Rate	-1.0pp $1,456	-0.5pp $1,405	base $1,353	+0.5pp $1,300	+1.0pp $1,246

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: $51,250
• Closing costs: $6,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Franklin Pl Woodmere, NY	3.0	1.0	950	$3,400	$3.58	93d	1	0.61mi
1760 Slocum St Hewlett, NY	3.0	1.0	1080	$4,500	$4.17	15d	1	0.95mi
1760 Slocum St Hewlett, NY	3.0	1.0	1008	$4,500	$4.46	0d	1	0.95mi
510 Dubois Ave Apt 3C Valley Stream, NY	2.0	1.5	1050	$3,300	$3.14	46d	1	0.98mi
141 Munro Blvd Valley Stream, NY	1.0	1.0	1000	$1,300	$1.30	66d	1	0.99mi
65 Prospect Ave Apt 15W Lynbrook, NY	2.0	2.0	1060	$3,680	$3.47	71d	1	1.07mi
65 Prospect Ave Unit 2W Lynbrook, NY	1.0	1.0	800	$3,055	$3.82	93d	1	1.07mi
3 Duryea Pl Unit 1D Lynbrook, NY	2.0	1.0	700	$3,000	$4.29	17d	1	1.31mi
139 Grove Ave Cedarhurst, NY	2.0	2.0	1100	$4,195	$3.81	23d	1	1.35mi
655 Chestnut St Unit 2ND Cedarhurst, NY	2.0	2.0	1100	$4,195	$3.81	0d	1	1.39mi
623 Central Ave Unit 306 Cedarhurst, NY	1.0	1.0	1000	$2,550	$2.55	68d	1	1.43mi
601 Chestnut St Unit A-21 Cedarhurst, NY	1.0	1.0	700	$2,850	$4.07	93d	1	1.45mi
23 Thompson Pl Unit 2 Lynbrook, NY	3.0	1.0	900	$3,100	$3.44	4d	1	1.45mi

Listing history 50 events

1. 2026-08-08
   days on market $205,000 Active 351 DOM
2. 2026-08-06
   days on market $205,000 Active 349 DOM
3. 2026-08-05
   days on market $205,000 Active 348 DOM
4. 2026-08-04
   days on market $205,000 Active 347 DOM
5. 2026-08-03
   days on market $205,000 Active 346 DOM
6. 2026-07-31
   days on market $205,000 Active 343 DOM
7. 2026-07-30
   days on market $205,000 Active 342 DOM
8. 2026-07-30
   days on market $205,000 Active 341 DOM
9. 2026-07-28
   remarks 637-char remark
10. 2026-07-28
    days on market $205,000 Active 340 DOM
11. 2026-07-26
    pricedays on market $205,000 Active 338 DOM
12. 2026-07-24
    days on market $225,000 Active 336 DOM
13. 2026-07-23
    days on market $225,000 Active 335 DOM
14. 2026-07-22
    days on market $225,000 Active 334 DOM
15. 2026-07-21
    days on market $225,000 Active 333 DOM
16. 2026-07-20
    days on market $225,000 Active 332 DOM
17. 2026-07-18
    days on market $225,000 Active 330 DOM
18. 2026-07-18
    days on market $225,000 Active 329 DOM
19. 2026-07-16
    days on market $225,000 Active 328 DOM
20. 2026-07-15
    days on market $225,000 Active 327 DOM
21. 2026-07-14
    days on market $225,000 Active 326 DOM
22. 2026-07-13
    days on market $225,000 Active 325 DOM
23. 2026-07-13
    days on market $225,000 Active 324 DOM
24. 2026-07-11
    days on market $225,000 Active 323 DOM
25. 2026-07-10
    days on market $225,000 Active 322 DOM
26. 2026-07-09
    days on market $225,000 Active 321 DOM
27. 2026-07-07
    days on market $225,000 Active 319 DOM
28. 2026-07-06
    days on market $225,000 Active 318 DOM
29. 2026-07-06
    days on market $225,000 Active 317 DOM
30. 2026-07-05
    days on market $225,000 Active 316 DOM
31. 2026-07-03
    days on market $225,000 Active 315 DOM
32. 2026-07-02
    days on market $225,000 Active 314 DOM
33. 2026-07-01
    days on market $225,000 Active 313 DOM
34. 2026-06-30
    days on market $225,000 Active 312 DOM
35. 2026-06-29
    days on market $225,000 Active 311 DOM
36. 2026-06-28
    days on market $225,000 Active 310 DOM
37. 2026-06-27
    days on market $225,000 Active 309 DOM
38. 2026-06-26
    days on market $225,000 Active 308 DOM
39. 2026-06-24
    days on market $225,000 Active 306 DOM
40. 2026-06-22
    days on market $225,000 Active 304 DOM
41. 2026-06-21
    days on market $225,000 Active 303 DOM
42. 2026-06-18
    days on market $225,000 Active 300 DOM
43. 2026-06-17
    days on market $225,000 Active 299 DOM
44. 2026-06-16
    days on market $225,000 Active 298 DOM
45. 2026-06-15
    days on market $225,000 Active 297 DOM
46. 2026-06-13
    days on market $225,000 Active 295 DOM
47. 2026-06-13
    days on market $225,000 Active 294 DOM
48. 2026-06-09
    days on market $225,000 Active 291 DOM
49. 2026-06-08
    days on market $225,000 Active 290 DOM
50. 2026-06-07
    days on market $225,000 Active 289 DOM

ⓘ 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: $42,913
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,692
• − Repairs & maintenance: −$3,433
• − Management: −$3,433
• − Depreciation: −$5,964
• Taxable income: $13,834
• Est. tax owed @ 24.0%: −$3,320
• After-tax cash flow: $12,914/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 Est. rehab $4,750–$14,250 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

A Composite school gradezoned avg 82/100

Zoned Schools

Elementary Franklin Early Childhood Center Middle Woodmere Middle School A- NY #98/729 Nat'l #1,003/14,009 High George W Hewlett High School A+ NY #68/1,100 Nat'l #100/17,239

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

A Composite livability gradescore 89/100

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
• County: Nassau · 1,409,302 people
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 8,503
• Household income: $170,048
• Rent vs Own: 5.5% rent · 94.5% own
• Severe rent burden: 24% of renters

---

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