146 Onderdonk Ave · Manhasset, NY 11030

$1,899,000

4 bd · 4.5 ba · 3,176 sqft · SingleFamily public records · 12 Days on market

Built 1928 8,400 sqft lot $598/sqft · 9% below area Est $2274k · 16% under

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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).

• ARV discount +14.9/15.0
• Cash flow +8.5/30.0
• Schools +8.3/10.0
• Appreciation +7.7/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.2/10.0

Listing remarks

Updated 4-bedroom, 4.5-bath Colonial offering approximately 3,500 square feet in a prime Manhasset location. A coveted first-floor bedroom suite, five fully renovated full baths, and high-quality finishes throughout. Gracious layout ideal for entertaining, with a beautifully landscaped yard and detached two-car garage. Heated driveway and walkway for effortless year-round living. Steps to town, dining, the LIRR, and within the Manhasset School District.

Key facts

• Steps to town
• Landscaped yard
• Heated driveway

Tags

• FIRST-FLOOR BEDROOM SUITE
• FULLY RENOVATED FULL BATHS
• LANDSCAPED YARD
• HEATED DRIVEWAY
• STEPS TO TOWN

Property features AI

Exterior

• Parking: Detached driveway parking; 2-car garage
• Utilities: Cesspool sewer; Public trash collection
• Home design: Single-family residence; Living area based on plans
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total rooms: 9 (includes bedrooms)
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; Full basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.60M (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.37M (28.0% below list).
• Recommended offer: $1.37M (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.2% in Manhasset — 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 82/100 on livability (#78 in NY, #1,199 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, cost of living F.
• Manhasset Union Free School District (suburban): math 86% / reading 84% proficiency, ranked #8 of 590 in NY (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Munsey Park Elementary School (math 82% / reading 87%, grade A+, #93 of 2,108 statewide, top 6%, 863 students, 7% FRL); Manhasset Middle School (math 84% / reading 79%, grade A+, #22 of 729 statewide, top 3%, 521 students, 6% FRL); Manhasset Secondary School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 962 students, 8% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: 118 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $115k of equity ($13k loan paydown + $102k appreciation (5.4% 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 ~$185k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $350k; list at $1.90M implies a 443% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,367,234 (28.0% 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. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 11.6

CMA / ARV

• ARV (median comp): $2,273,668
• List price: $1,899,000
• Delta: -16.48%
• 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
84 Hillcrest Ave	0.06mi	4/3.5	2,773 (-13%)	7mo	$1,630,000	$588	66
30 4th St	0.49mi	4/4.5	3,417 (+8%)	2mo	$2,500,000	$732	63
42 Mora Ct	0.54mi	4/3.5	3,280 (+3%)	4mo	$2,600,000	$793	62
74 Eakins Rd	0.52mi	4/2.5	3,168 (-0%)	7mo	$2,600,000	$821	62
39 Hawthorne Pl	0.44mi	5/3.5 (+1)	3,019 (-5%)	4mo	$3,135,000	$1,038	59
50 Highland Ter	0.40mi	4/3.5	3,500 (+10%)	7mo	$2,380,000	$680	54
106 Thayer Rd	0.36mi	5/3.0 (+1)	2,793 (-12%)	1mo	$2,725,000	$976	52
38 Mason Dr	0.52mi	4/3.5	2,805 (-12%)	3mo	$2,730,000	$973	50
16 Andover Ln	0.48mi	5/3.5 (+1)	2,948 (-7%)	10mo	$2,200,000	$746	48
88 Plandome Ct	0.58mi	4/5.5	3,600 (+13%)	1mo	$3,550,000	$986	46
50 Eakins Rd	0.53mi	4/2.5	2,726 (-14%)	5mo	$2,450,000	$899	40
45 Mason Dr	0.53mi	5/3.5 (+1)	3,579 (+13%)	8mo	$3,500,000	$978	39

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

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.70×
• Total profit: $372,518
• Equity at exit: $1,120,374

10-year hold

• IRR: 11.9%
• Equity multiple: 3.26×
• Total profit: $1,199,687
• Equity at exit: $1,971,216

Cash invested: $531,720 (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 11030

• Home prices YoY: 1.9%
• Active inventory: 118
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $13,672 medium
• Mortgage (P&I): −$9,959
• Tax from tax record: −$1,724 /mo · $20,694/yr
• Insurance: −$791
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,871
• Net cashflow: $-1,673

Break-even live

Break-even rent $15,790

Max offer price $1,603,434

Occupancy floor —

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: $474,750
• Closing costs: $56,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Thayer Rd Manhasset, NY	5.0	3.0	2793	$12,000	$4.30	2d	1	0.37mi
72 Highland Ter Manhasset, NY	4.0	2.0	2216	$6,400	$2.89	43d	1	0.39mi
18 Heights Rd Manhasset, NY	5.0	4.5	4411	$25,000	$5.67	6d	1	0.48mi

Listing history 3 events

1. 2026-05-14
   listed $1,899,000 Active 457-char remark
2. 1995-11-02
   soldstatus $350,000
3. 1984-12-01
   soldstatus $255,000

ⓘ 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: $20,694 · $1,724/mo
• Projected year-2 tax: $26,393 · $2,199/mo
• Expected delta: +$5,700/yr (+$475/mo · 27.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $164,068
• − Mortgage interest: −$106,374
• − Property taxes: −$20,694
• − Insurance: −$9,495
• − Repairs & maintenance: −$13,125
• − Management: −$13,125
• − Depreciation: −$55,244
• Taxable loss: −$53,989
• Est. tax savings @ 24.0%: +$12,957
• After-tax cash flow: $-7,120/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: Manhasset Union Free School District
• NCES district ID: 3618270
• Math proficiency: 86% ▬ 0.00%
• Reading proficiency: 84% ▲ 2.00%
• Median HH income: $166,795
• Composite: 82.99/100
• National rank: #17
• State rank: #8 of 590 in NY

Livability — Manhasset

• Score: 82/100
• State rank: #78
• US rank: #1199

Category grades

Amenities C- 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: Manhasset, NY
• City population: 17,703
• Population (ZIP): 17,703

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 (67%)
• Race & ethnicity: White 67% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, South Korea, Canada
• Languages at home: 74% English-only · Chinese 9% Other Indo-European 8% Korean 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: ▲ 5.38%
• Current HPI: 288.8947
• 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

+644.7% since first listed

4 events — show timeline

• 2026-05-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $1,899,000 OneKey® MLS as Distributed by MLS Grid
• 1995-11-02 Sold (Public Records) $350,000 Public Records
• 1984-12-01 Sold (Public Records) $255,000 Public Records

Property tax history

+2.5%/yr

Latest (2024): $20,694 · +2.4% YoY. Source: county tax records.