6 Birchwood Ct Unit 3H · Mineola, NY 11501

$325,000

1 bd · 1.0 ba · 850 sqft · Condo · 289 Days on market

Built 1960 ↓ 24% since listing

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +6.3/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

RARE FIND!!! -- Parking Garage w/ Storage Deeded with Co-op!!! Owner Motivated. One Bedroom, One Bathroom Co-op Located in Desirable Birchwood Court. Entry Foyer Leads to Large Light & Bright Living Room. Wood Floors Troughout. Plenty of Closets and Storage. New Laundry Room in Building. Nestled in Garden Oasis-Like Courtyard, Surrounded by Walking Paths, Outdoor Patio, and a Gazebo. Conveniently Located. .. Shopping, Parks, Hospitals, County Buildings, and Transportation to NYC all nearby! MUST SEE!!!

Key facts

• Galley kitchen
• Wood floors
• One bathroom

Tags

• ONE BEDROOM
• ONE BATHROOM
• GALLEY KITCHEN
• WOOD FLOORS
• GARDEN OASIS-LIKE COURTYARD
• WALKING PATHS

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Assigned parking; One garage space (fee applies)
• Security: Gated community
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Phone connected; Sewer connected; Private trash collection; Water available
• Home design: Stock cooperative; One level
• Construction: Brick construction
• Exterior features: Brick construction; Gated community; No waterfront; Outdoor space

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator
• Bedrooms: At least one bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Dining area; Basement provides storage space; Bicycle room and outdoor space in building
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.7% in Mineola — 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 83/100 on livability (#58 in NY, #868 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Mineola Union Free School District (suburban): math 71% / reading 69% proficiency, ranked #113 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Jackson Avenue School (math 63% / reading 70%, grade B+, #575 of 2,108 statewide, top 27%, 417 students, 27% FRL); Mineola Middle School (math 66% / reading 57%, grade B+, #147 of 729 statewide, top 20%, 636 students, 32% FRL); Mineola High School (math 92% / reading 80%, grade A, #347 of 1,100 statewide, top 32%, 1,078 students, 34% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 95 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• This rent runs 31% of the median local income ($138k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $104k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 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 1960 — 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 B-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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-9,847
• Equity at exit: $48,459

10-year hold

• IRR: 8.9%
• Equity multiple: 1.74×
• Total profit: $67,109
• Equity at exit: $28,100

Cash invested: $91,000 (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 11501

• Rents YoY: 4.9%
• Active inventory: 95
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,557 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $564

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 79%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 3rd St Unit 921 Mineola, NY	1.0	1.0	700	$3,750	$5.36	44d	1	0.10mi
1 3rd St Unit 1033 Mineola, NY	1.0	1.0	700	$3,900	$5.57	44d	1	0.10mi
78 Roslyn Rd Unit 202 Mineola, NY	1.0	1.0	1050	$2,950	$2.81	4d	1	0.18mi
140 Old Country Rd Mineola, NY	1.0–2.0	1.0–2.0	912	$3,574	$3.92	1d	13	0.28mi
162 2nd St Unit 4 Mineola, NY	2.0	1.0	750	$3,600	$4.80	12d	1	0.35mi
101 Searing Ave Unit 301 Mineola, NY	1.0	1.0	1093	$4,600	$4.21	44d	1	0.35mi
101 Searing Ave Unit 210 Mineola, NY	1.0	1.0	1085	$4,900	$4.52	44d	1	0.35mi
101 Searing Ave Unit 502 Mineola, NY	1.0	1.0	998	$4,400	$4.41	11d	1	0.35mi
119 Searing Ave Mineola, NY	2.0	1.0–2.0	946	$4,028	$4.26	1d	13	0.36mi
116 Searing Ave Unit N322 Mineola, NY	2.0	2.0	1100	$4,435	$4.03	2d	1	0.37mi
116 Searing Ave Unit PHN418 Mineola, NY	1.0	1.0	831	$4,215	$5.07	5d	1	0.37mi
101 Clinton Ave Unit 1G Mineola, NY	1.0	1.0	750	$2,500	$3.33	44d	1	0.42mi
147 Main St Unit 3B Mineola, NY	1.0	1.0	1100	$3,300	$3.00	44d	1	0.44mi
2 Laurel Dr Mineola, NY	2.0	1.0–2.0	641	$2,848	$4.44	1d	15	0.46mi
160 Garfield Ave Unit 1 Mineola, NY	2.0	1.0	1000	$3,450	$3.45	13d	1	0.51mi
1 3rd Ave Mineola, NY	1.0–2.0	1.0–2.0	1140	$4,550	$3.99	1d	5	0.51mi
100 Lincoln Ave Apt 14A Mineola, NY	1.0	1.0	900	$2,998	$3.33	24d	1	0.52mi
203 Willis Ave Apt 3E Mineola, NY	1.0	1.0	650	$2,200	$3.38	44d	1	0.54mi
101 Jackson Ave Unit 2G Mineola, NY	2.0	1.0	969	$3,250	$3.35	24d	1	0.56mi
269 Willis Ave Unit N Mineola, NY	1.0	1.0	750	$2,500	$3.33	13d	1	0.71mi
365 Stewart Ave Garden City, NY	1.0–2.0	1.0–2.0	1034	$3,220	$3.11	1d	1	0.93mi

HOA detail condo

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

Listing history 14 events

1. 2026-04-15
   status Pending
2. 2026-03-25
   price $325,000
3. 2026-03-01
   status Active
4. 2026-03-01
   historical
5. 2026-01-14
   price $341,000
6. 2025-11-03
   status Active
7. 2025-11-03
   price $359,000
8. 2025-11-02
   historical
9. 2025-09-30
   status Active
10. 2025-09-30
    historical
11. 2025-09-10
    price $375,000
12. 2025-08-24
    price $399,000
13. 2025-07-20
    price $409,000
14. 2025-06-29
    listed $429,000 Active

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $42,681
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,414
• − Management: −$3,414
• − Depreciation: −$9,455
• Taxable income: $1,692
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $6,360/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: Mineola Union Free School District
• NCES district ID: 3619500
• Math proficiency: 71% ▲ 5.00%
• Reading proficiency: 69% ▲ 8.00%
• Median HH income: $84,012
• Composite: 62.64/100
• National rank: #676
• State rank: #113 of 590 in NY

Livability — Mineola

• Score: 83/100
• State rank: #58
• US rank: #868

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: Mineola, NY
• County: Nassau County · 653,051 people
• City population: 21,641
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,641
• Household income: $137,665
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 489.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 14% Two or more races 10% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Russian 6% Romanian 6% Scotch-Irish 2%
• Foreign-born: 29% · Canada, China, South Korea
• Languages at home: 62% English-only · Other Indo-European 12% Spanish 11% Chinese 5%

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: ▼ -600.19%
• Current HPI: 327.4674
• Rent YoY: ▲ 4.88%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

-24.2% since first listed

14 events — show timeline

• 2026-04-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $341,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $359,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-24 Price Changed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-20 Price Changed $409,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-29 Listed $429,000 OneKey® MLS as Distributed by MLS Grid