250 Central Ave Unit C111 · Lawrence, NY 11559

$380,000

2 bd · 1.0 ba · 1,100 sqft · Condo · 67 Days on market

Built 1947 $345/sqft · at area comps Est $396k · at est.

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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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful 2 bedroom apartment in prime location and recently renovated. This first floor apt is located in the heart of Lawrence, near LIRR, parks, shops, supermarkets, schools, library and more. The entrance hallway in the apartment leads into a big living room area. The prime bedroom has two closets. The grounds are serene and well kept. All information is deemed reliable but not guaranteed.

Key facts

• Built 1947
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/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 $363k (4.4% below list).
• Recommended offer: $357k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#981 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: housing C-, amenities F, commute F.
• Lawrence Union Free School District (suburban): math 43% / reading 46% proficiency, ranked #399 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lawrence Middle School At Broadway Campus (math 12% / reading 37%, grade F, #611 of 729 statewide, top 88%, 405 students, 79% FRL); Lawrence Senior High School (math 87% / reading 30%, grade C, #877 of 1,100 statewide, top 80%, 770 students, 70% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 53 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $106k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $225k; list at $380k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $357,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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 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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $395,731
• List price: $380,000
• Delta: -3.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $222,635
• Equity at exit: $342,334

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $643,448
• Equity at exit: $738,256

Cash invested: $106,400 (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 →

ZIP-level market 11559

• Home prices YoY: 4.1%
• Active inventory: 53
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,635 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $245

Break-even live

Break-even rent $3,324

Max offer price $380,000

Occupancy floor 88%

Sensitivity live

Price	-10% $508	-5% $377	+0% $245	+5% $114	+10% $-17
Rent	-10% $-42	-5% $102	+0% $245	+5% $389	+10% $532
Rate	-1.0pp $437	-0.5pp $342	base $245	+0.5pp $147	+1.0pp $47

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Maple Ave Unit 2nd FLOOR Cedarhurst, NY	3.0	2.0	1150	$4,275	$3.72	12d	1	0.84mi
601 Chestnut St Unit A-21 Cedarhurst, NY	1.0	1.0	700	$2,850	$4.07	45d	1	0.86mi
623 Central Ave Unit 306 Cedarhurst, NY	1.0	1.0	1000	$2,550	$2.55	20d	1	0.87mi
757 Chestnut St Unit 1st Fl Cedarhurst, NY	2.0	2.0	1200	$4,195	$3.50	0d	1	0.95mi
49 Roger Ave Inwood, NY	3.0	1.0	800	$3,200	$4.00	45d	1	0.99mi
11 Bayview Ave Inwood, NY	3.0	2.0	1246	$4,500	$3.61	26d	1	1.00mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-15
   status $380,000 Pending 67 DOM
2. 2026-06-15
   days on market $380,000 Active 67 DOM
3. 2026-06-13
   days on market $380,000 Active 65 DOM
4. 2026-06-13
   days on market $380,000 Active 64 DOM
5. 2026-06-09
   days on market $380,000 Active 61 DOM
6. 2026-06-08
   days on market $380,000 Active 60 DOM
7. 2026-06-07
   days on market $380,000 Active 59 DOM
8. 2026-06-04
   days on market $380,000 Active 56 DOM
9. 2026-06-03
   days on market $380,000 Active 55 DOM
10. 2026-06-02
    days on market $380,000 Active 54 DOM
11. 2026-06-01
    days on market $380,000 Active 53 DOM
12. 2026-05-31
    days on market $380,000 Active 52 DOM
13. 2026-04-10
    listed $38,000 Active 396-char remark

    Show marketing remark (396 chars)

    Beautiful 2 bedroom apartment in prime location and recently renovated. This first floor apt is located in the heart of Lawrence, near LIRR, parks, shops, supermarkets, schools, library and more. The entrance hallway in the apartment leads into a big living room area. The prime bedroom has two closets. The grounds are serene and well kept. All information is deemed reliable but not guaranteed.

14. 2026-04-08
    historical $38,000 396-char remark

    Show marketing remark (396 chars)

    Beautiful 2 bedroom apartment in prime location and recently renovated. This first floor apt is located in the heart of Lawrence, near LIRR, parks, shops, supermarkets, schools, library and more. The entrance hallway in the apartment leads into a big living room area. The prime bedroom has two closets. The grounds are serene and well kept. All information is deemed reliable but not guaranteed.

15. 2026-04-08
    price $380,000 396-char remark

    Show marketing remark (396 chars)

    Beautiful 2 bedroom apartment in prime location and recently renovated. This first floor apt is located in the heart of Lawrence, near LIRR, parks, shops, supermarkets, schools, library and more. The entrance hallway in the apartment leads into a big living room area. The prime bedroom has two closets. The grounds are serene and well kept. All information is deemed reliable but not guaranteed.

16. 2021-07-23
    soldstatus $225,000 Closed 959-char remark

    Show marketing remark (959 chars)

    Beautiful 2 bedroom apartment in prime location. This lovely first floor apt is located in the heart of 5 towns, near LIRR, parks, shops, supermarkets, schools and house's of worship and library. The building is adjacent to the extraordinary Regency complex. The long entrance hallway in the apartment leads into a big family/living room area. A master bedroom, very nicely sized with two closets. One junior bedroom with one closet. An adorable kitchenette area. The window view from the kitchen faces the front. The apartment has three adjacent hung windows from the living room's view that faces the front garden and the pathway to the entrance of the complex. During the winter & fall months, leaves and soft snow falls with a feeling of content, warmth, and coziness. As Spring and Summer months approach the array of beautiful colors blossom from the garden and the Bourbeau Japanese tree that is remarkable., Additional information: Appearance:good

17. 2021-04-08
    status Pending 959-char remark

    Show marketing remark (959 chars)

    Beautiful 2 bedroom apartment in prime location. This lovely first floor apt is located in the heart of 5 towns, near LIRR, parks, shops, supermarkets, schools and house's of worship and library. The building is adjacent to the extraordinary Regency complex. The long entrance hallway in the apartment leads into a big family/living room area. A master bedroom, very nicely sized with two closets. One junior bedroom with one closet. An adorable kitchenette area. The window view from the kitchen faces the front. The apartment has three adjacent hung windows from the living room's view that faces the front garden and the pathway to the entrance of the complex. During the winter & fall months, leaves and soft snow falls with a feeling of content, warmth, and coziness. As Spring and Summer months approach the array of beautiful colors blossom from the garden and the Bourbeau Japanese tree that is remarkable., Additional information: Appearance:good

18. 2020-10-16
    price $225,000 959-char remark

    Show marketing remark (959 chars)

    Beautiful 2 bedroom apartment in prime location. This lovely first floor apt is located in the heart of 5 towns, near LIRR, parks, shops, supermarkets, schools and house's of worship and library. The building is adjacent to the extraordinary Regency complex. The long entrance hallway in the apartment leads into a big family/living room area. A master bedroom, very nicely sized with two closets. One junior bedroom with one closet. An adorable kitchenette area. The window view from the kitchen faces the front. The apartment has three adjacent hung windows from the living room's view that faces the front garden and the pathway to the entrance of the complex. During the winter & fall months, leaves and soft snow falls with a feeling of content, warmth, and coziness. As Spring and Summer months approach the array of beautiful colors blossom from the garden and the Bourbeau Japanese tree that is remarkable., Additional information: Appearance:good

19. 2020-07-15
    listed $234,900 Active 959-char remark

    Show marketing remark (959 chars)

    Beautiful 2 bedroom apartment in prime location. This lovely first floor apt is located in the heart of 5 towns, near LIRR, parks, shops, supermarkets, schools and house's of worship and library. The building is adjacent to the extraordinary Regency complex. The long entrance hallway in the apartment leads into a big family/living room area. A master bedroom, very nicely sized with two closets. One junior bedroom with one closet. An adorable kitchenette area. The window view from the kitchen faces the front. The apartment has three adjacent hung windows from the living room's view that faces the front garden and the pathway to the entrance of the complex. During the winter & fall months, leaves and soft snow falls with a feeling of content, warmth, and coziness. As Spring and Summer months approach the array of beautiful colors blossom from the garden and the Bourbeau Japanese tree that is remarkable., Additional information: Appearance:good

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $43,616
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,489
• − Management: −$3,489
• − Depreciation: −$11,055
• Taxable loss: −$3,303
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $3,736/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: Lawrence Union Free School District
• NCES district ID: 3616830
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 46% ▼ -8.00%
• Median HH income: $91,008
• Composite: 42.14/100
• National rank: #3307
• State rank: #399 of 590 in NY

Livability — Lawrence

• Score: 60/100
• State rank: #981
• US rank: #19168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawrence, NY
• City population: 9,130
• Population (ZIP): 9,130

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Black 5% Two or more races 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 19% Slovak 3% Hispanic 3%
• Foreign-born: 20% · Canada
• Languages at home: 67% English-only · Spanish 11% French/Haitian/Cajun 4% Russian/Polish/Slavic 3%

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: ▲ 17.24%
• Current HPI: 436.7253
• 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

-83.8% since first listed

7 events — show timeline

• 2026-04-10 Listed $38,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $38,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $380,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-23 Sold (MLS) $225,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-10-16 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-15 Listed $234,900 OneKey® MLS as Distributed by MLS Grid