26 Polo Field Ln · Lake Success, NY 11020

$1,900,000

5 bd · 3.5 ba · 3,366 sqft · SingleFamily public records · 101 Days on market

Built 1948 0.46 ac lot $564/sqft · 23% below area Est $2468k · 23% under

---

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
• Appreciation +8.3/10.0
• Schools +7.6/10.0
• Livability +4.0/5.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to Lake Success Golf Community and Great Neck South School District. TWO MASTER SUITES + 3 bedrms; Upscale details throughout including mahogany and brick patio, granite sills in DR & LvgRm Bay Windows, Fireplace, on 0.42 acres perfectly positioned in Cul-de-Sac. New-updated Sprinkler System that Keeps Your Grass Fresh and Green. Prestigious Village Of Lake Success With Restaurants. Residents Get to Enjoy the Lake Success country club Lifestyle with Private Police, 18 Hole Private Golf Course, Club Room, Gym, Tennis Courts, Pickle Ball Courts, Olympic Pool, Kiddy Pool, Summer Camp & 6 Day Private Garbage Pick-up Making Every Day Feel Like a RETREAT. This house has 2 lots!

Key facts

• 0.46 acre lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $-6k ($-78k/yr) — negative.
• To cash-flow at today's rent, offer at most $757k (60.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $787k (58.6% below list).
• Recommended offer: $757k (60.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#124 in NY, #2,004 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Great Neck Union Free School District (suburban): math 86% / reading 83% proficiency, ranked #30 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Lakeville Elementary School (math 94% / reading 94%, grade A+, #16 of 2,108 statewide, top 1%, 762 students, 19% FRL); Great Neck South Middle School (math 79% / reading 81%, grade A+, #28 of 729 statewide, top 4%, 861 students, 23% FRL); Great Neck South High School (math 100% / reading 92%, grade A+, #71 of 1,100 statewide, top 7%, 1,262 students, 0% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $137k of equity ($13k loan paydown + $124k appreciation (6.5% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$219k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($1.73M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $1.56M; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $757,052 (60.2% 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. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.41% ✗
• Cap rate: 2.21%
• Cash-on-cash: -14.59%
• DSCR: 0.35
• GRM: 20.1

CMA / ARV

• ARV (median comp): $2,467,836
• List price: $1,900,000
• Delta: -23.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Meadow Woods Rd	0.19mi	4/2.5 (-1)	3,437 (+2%)	2mo	$2,400,000	$698	77
26 Rivers Dr	0.24mi	5/5.0	3,384 (+0%)	6mo	$2,300,000	$680	77
3 Horseshoe Ln	0.32mi	5/3.0	3,311 (-2%)	5mo	$2,100,000	$634	76
36 Somerset Dr S	0.38mi	4/3.5 (-1)	3,512 (+4%)	3mo	$1,850,000	$527	68
215 Melbourne Rd	0.45mi	4/3.5 (-1)	3,219 (-4%)	5mo	$1,850,000	$575	62
2 Chester Dr	0.69mi	5/3.0	3,300 (-2%)	1mo	$2,480,000	$752	62
38 Wensley Dr	0.51mi	6/3.5 (+1)	3,218 (-4%)	3mo	$1,900,000	$590	61
15 Grenfell Dr	0.39mi	4/3.5 (-1)	3,083 (-8%)	6mo	$3,050,000	$989	58
24 Jeffrey Ln	0.71mi	4/3.0 (-1)	3,386 (+1%)	2mo	$1,728,000	$510	57
10 Norfolk Rd	0.36mi	6/4.5 (+1)	3,017 (-10%)	0mo	$2,320,000	$769	57
1 Linford Rd	0.54mi	5/4.0	3,061 (-9%)	1mo	$1,900,000	$621	57
29 Pine Hill Rd	0.21mi	5/6.5	3,850 (+14%)	4mo	$2,940,000	$764	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.37×
• Total profit: $195,247
• Equity at exit: $1,257,079

10-year hold

• IRR: 7.6%
• Equity multiple: 2.66×
• Total profit: $882,945
• Equity at exit: $2,335,799

Cash invested: $532,000 (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 11020

• Home prices YoY: 2.1%
• Active inventory: 37
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $7,875 medium
• Mortgage (P&I): −$9,964
• Tax from tax record: −$1,936 /mo · $23,228/yr
• Insurance: −$792
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,654
• Net cashflow: $-6,470

Break-even live

Break-even rent $16,065

Max offer price $757,052

Occupancy floor —

Sensitivity live

Price	-10% $-5,394	-5% $-5,932	+0% $-6,470	+5% $-7,008	+10% $-7,546
Rent	-10% $-7,092	-5% $-6,781	+0% $-6,470	+5% $-6,159	+10% $-5,848
Rate	-1.0pp $-5,513	-0.5pp $-5,987	base $-6,470	+0.5pp $-6,962	+1.0pp $-7,463

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: $475,000
• Closing costs: $57,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Amherst Rd E Great Neck, NY	4.0	3.5	2607	$7,500	$2.88	3d	1	1.05mi
22 Olive St Great Neck, NY	4.0	3.0	3390	$10,000	$2.95	0d	1	1.28mi
7009 267th St Glen Oaks, NY	6.0	3.0	2516	$5,400	$2.15	20d	1	1.35mi

Listing history 37 events

1. 2026-06-21
   days on market $1,900,000 Active 101 DOM
2. 2026-06-18
   days on market $1,900,000 Active 98 DOM
3. 2026-06-17
   days on market $1,900,000 Active 97 DOM
4. 2026-06-16
   days on market $1,900,000 Active 96 DOM
5. 2026-06-15
   days on market $1,900,000 Active 95 DOM
6. 2026-06-13
   days on market $1,900,000 Active 93 DOM
7. 2026-06-09
   days on market $1,900,000 Active 89 DOM
8. 2026-06-08
   days on market $1,900,000 Active 88 DOM
9. 2026-06-07
   days on market $1,900,000 Active 87 DOM
10. 2026-06-04
    days on market $1,900,000 Active 84 DOM
11. 2026-06-03
    days on market $1,900,000 Active 83 DOM
12. 2026-06-02
    days on market $1,900,000 Active 82 DOM
13. 2026-06-01
    days on market $1,900,000 Active 81 DOM
14. 2026-05-31
    days on market $1,900,000 Active 80 DOM
15. 2026-05-19
    status Active 696-char remark

    Show marketing remark (696 chars)

    Welcome to Lake Success Golf Community and Great Neck South School District. TWO MASTER SUITES + 3 bedrms; Upscale details throughout including mahogany and brick patio, granite sills in DR & LvgRm Bay Windows, Fireplace, on 0.42 acres perfectly positioned in Cul-de-Sac. New-updated Sprinkler System that Keeps Your Grass Fresh and Green. Prestigious Village Of Lake Success With Restaurants. Residents Get to Enjoy the Lake Success country club Lifestyle with Private Police, 18 Hole Private Golf Course, Club Room, Gym, Tennis Courts, Pickle Ball Courts, Olympic Pool, Kiddy Pool, Summer Camp & 6 Day Private Garbage Pick-up Making Every Day Feel Like a RETREAT. This house has 2 lots!

16. 2026-04-17
    price $1,950,000 696-char remark

    Show marketing remark (696 chars)

    Welcome to Lake Success Golf Community and Great Neck South School District. TWO MASTER SUITES + 3 bedrms; Upscale details throughout including mahogany and brick patio, granite sills in DR & LvgRm Bay Windows, Fireplace, on 0.42 acres perfectly positioned in Cul-de-Sac. New-updated Sprinkler System that Keeps Your Grass Fresh and Green. Prestigious Village Of Lake Success With Restaurants. Residents Get to Enjoy the Lake Success country club Lifestyle with Private Police, 18 Hole Private Golf Course, Club Room, Gym, Tennis Courts, Pickle Ball Courts, Olympic Pool, Kiddy Pool, Summer Camp & 6 Day Private Garbage Pick-up Making Every Day Feel Like a RETREAT. This house has 2 lots!

17. 2026-03-07
    listed $1,999,000 Active 696-char remark

    Show marketing remark (696 chars)

    Welcome to Lake Success Golf Community and Great Neck South School District. TWO MASTER SUITES + 3 bedrms; Upscale details throughout including mahogany and brick patio, granite sills in DR & LvgRm Bay Windows, Fireplace, on 0.42 acres perfectly positioned in Cul-de-Sac. New-updated Sprinkler System that Keeps Your Grass Fresh and Green. Prestigious Village Of Lake Success With Restaurants. Residents Get to Enjoy the Lake Success country club Lifestyle with Private Police, 18 Hole Private Golf Course, Club Room, Gym, Tennis Courts, Pickle Ball Courts, Olympic Pool, Kiddy Pool, Summer Camp & 6 Day Private Garbage Pick-up Making Every Day Feel Like a RETREAT. This house has 2 lots!

18. 2026-03-03
    historical $1,999,000 696-char remark

    Show marketing remark (696 chars)

    Welcome to Lake Success Golf Community and Great Neck South School District. TWO MASTER SUITES + 3 bedrms; Upscale details throughout including mahogany and brick patio, granite sills in DR & LvgRm Bay Windows, Fireplace, on 0.42 acres perfectly positioned in Cul-de-Sac. New-updated Sprinkler System that Keeps Your Grass Fresh and Green. Prestigious Village Of Lake Success With Restaurants. Residents Get to Enjoy the Lake Success country club Lifestyle with Private Police, 18 Hole Private Golf Course, Club Room, Gym, Tennis Courts, Pickle Ball Courts, Olympic Pool, Kiddy Pool, Summer Camp & 6 Day Private Garbage Pick-up Making Every Day Feel Like a RETREAT. This house has 2 lots!

19. 2025-12-31
    historical
20. 2025-09-29
    price $1,999,999
21. 2025-09-28
    price $199
22. 2025-09-15
    listed $2,150,000 Active
23. 2025-09-05
    historical
24. 2025-06-28
    historical
25. 2025-06-06
    price $2,280,000
26. 2025-05-13
    listed $2,350,000 Active
27. 2020-04-14
    soldstatus $1,560,000
28. 2020-02-26
    soldstatus $1,560,000 Closed
29. 2019-10-17
    status Under Contract
30. 2019-07-14
    listed $1,598,000 New
31. 2019-07-06
    historical
32. 2019-05-07
    price $1,698,000
33. 2019-04-09
    price $1,788,000
34. 2019-03-05
    listed $1,888,000 New
35. 2018-10-20
    historical
36. 2018-06-27
    price $1,888,000
37. 2018-06-11
    listed $1,968,888 New

ⓘ 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: $23,228 · $1,936/mo
• Projected year-2 tax: $27,669 · $2,306/mo
• Expected delta: +$4,441/yr (+$370/mo · 19.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $94,498
• − Mortgage interest: −$106,430
• − Property taxes: −$23,228
• − Insurance: −$9,500
• − Repairs & maintenance: −$7,560
• − Management: −$7,560
• − Depreciation: −$55,273
• Taxable loss: −$115,051
• Est. tax savings @ 24.0%: +$27,612
• After-tax cash flow: $-50,027/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: Great Neck Union Free School District
• NCES district ID: 3612510
• Math proficiency: 86% ▬ 0.00%
• Reading proficiency: 83% ▬ 0.00%
• Median HH income: $99,939
• Composite: 76.19/100
• National rank: #111
• State rank: #30 of 590 in NY

Livability — Lake Success

• Score: 79/100
• State rank: #124
• US rank: #2004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Success, NY
• City population: 6,218
• Population (ZIP): 5,986

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 0.65)
• Race & ethnicity: Asian 43% White 38% Black 14% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Romanian 2% Scotch-Irish 1% Scandinavian 1%
• Foreign-born: 32% · China, South Korea, Canada
• Languages at home: 60% English-only · Chinese 24% Korean 5% 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: ▲ 6.52%
• Current HPI: 320.5214
• 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

-1.0% since first listed

23 events — show timeline

• 2026-05-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $1,950,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-07 Listed $1,999,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-03 Coming Soon $1,999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $1,999,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-28 Price Changed $199 OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Listed $2,150,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-05 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-06-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-06 Price Changed $2,280,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-13 Listed $2,350,000 OneKey® MLS as Distributed by MLS Grid
• 2020-04-14 Sold (Public Records) $1,560,000 Public Records
• 2020-02-26 Sold (MLS) $1,560,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-07-14 Listed $1,598,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-05-07 Price Changed $1,698,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-09 Price Changed $1,788,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-05 Listed $1,888,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-06-27 Price Changed $1,888,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-11 Listed $1,968,888 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2024): $23,228 · +6.3% YoY. Source: county tax records.