14 Milton Ct · Rockville Centre, NY 11570

$849,000

6 bd · 2.0 ba · 1,421 sqft · MultiFamily public records · 20 Days on market

Built 1938 4,200 sqft lot $597/sqft · 27% below area Est $1169k · 27% 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 +15.0/15.0
• Cash flow +12.2/30.0
• Schools +6.7/10.0
• Livability +4.3/5.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 14 Milton Court, a rare two-family opportunity nestled on a quiet dead-end street in the desirable Village of Rockville Centre. This well-maintained property offers a total of 3 bedrooms and 2 bathrooms, making it ideal for both investors and owners alike. The first-floor unit features 2 spacious bedrooms, 1 full bath, an updated kitchen with stainless steel appliances, a bright living room featuring new windows, wood floors throughout and a semi-finished basement, providing additional storage & functionality. The second-floor unit offers a private entrance 1 bedroom, an updated bathroom, & kitchen, with stainless steel appliances, ample closet space & wood floors throughout. The home features a detached garage, nice sized yard, and ample off-street parking. Located within the Oceanside School District and close to local shops, dining, and transportation. The home has 2 electric panels & 2 gas meters, 2nd gas meter is for cooking gas only for 2nd unit. Home will be delivered vacant. A unique opportunity—do not miss your chance to make it yours.

Key facts

• Bright living room
• Updated kitchen
• New windows

Tags

• TWO-FAMILY OPPORTUNITY
• QUIET DEAD-END STREET
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• BRIGHT LIVING ROOM
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative. Per door: $-82/mo.
• To cash-flow at today's rent, offer at most $820k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $714k (15.9% below list).
• Recommended offer: $714k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.5% in Rockville Centre — 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 86/100 on livability (#17 in NY, #365 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Oceanside Union Free School District (suburban): math 69% / reading 77% proficiency, ranked #75 of 590 in NY (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 143 active listings in the ZIP; high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $7,140/mo this rent would consume 55% of the median local household income ($157k/yr) (locally 732% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($836k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $510k; list at $849k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $714,000 (15.9% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.84% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $1,168,946
• List price: $849,000
• Delta: -27.37%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-147,924
• Equity at exit: $126,589

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-141,944
• Equity at exit: $73,406

Cash invested: $237,720 (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 11570

• Active inventory: 143
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $7,140 medium
• Mortgage (P&I): −$4,452
• Tax from tax record: −$998 /mo · $11,978/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,499
• Net cashflow: $-164

Break-even live

Break-even rent $7,347

Max offer price $820,104

Occupancy floor 97%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$7,140
Total (2 units)			$7,140

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-04
   status Pending 1093-char remark

   Show marketing remark (1093 chars)

   Welcome to 14 Milton Court, a rare two-family opportunity nestled on a quiet dead-end street in the desirable Village of Rockville Centre. This well-maintained property offers a total of 3 bedrooms and 2 bathrooms, making it ideal for both investors and owners alike. The first-floor unit features 2 spacious bedrooms, 1 full bath, an updated kitchen with stainless steel appliances, a bright living room featuring new windows, wood floors throughout and a semi-finished basement, providing additional storage & functionality. The second-floor unit offers a private entrance 1 bedroom, an updated bathroom, & kitchen, with stainless steel appliances, ample closet space & wood floors throughout. The home features a detached garage, nice sized yard, and ample off-street parking. Located within the Oceanside School District and close to local shops, dining, and transportation. The home has 2 electric panels & 2 gas meters, 2nd gas meter is for cooking gas only for 2nd unit. Home will be delivered vacant. A unique opportunity—do not miss your chance to make it yours.

2. 2026-04-14
   listed $849,000 Active 1093-char remark

   Show marketing remark (1093 chars)

   Welcome to 14 Milton Court, a rare two-family opportunity nestled on a quiet dead-end street in the desirable Village of Rockville Centre. This well-maintained property offers a total of 3 bedrooms and 2 bathrooms, making it ideal for both investors and owners alike. The first-floor unit features 2 spacious bedrooms, 1 full bath, an updated kitchen with stainless steel appliances, a bright living room featuring new windows, wood floors throughout and a semi-finished basement, providing additional storage & functionality. The second-floor unit offers a private entrance 1 bedroom, an updated bathroom, & kitchen, with stainless steel appliances, ample closet space & wood floors throughout. The home features a detached garage, nice sized yard, and ample off-street parking. Located within the Oceanside School District and close to local shops, dining, and transportation. The home has 2 electric panels & 2 gas meters, 2nd gas meter is for cooking gas only for 2nd unit. Home will be delivered vacant. A unique opportunity—do not miss your chance to make it yours.

3. 2018-12-06
   soldstatus $510,000
4. 2013-05-06
   soldstatus $385,000
5. 2013-04-26
   soldstatus $385,000 285-char remark

   Show marketing remark (285 chars)

   Beautifully Maintained Two Family Home On Residential Street In The Village. Both Apartments Have Beautiful Hrdwood Floors And Eat In Kitchens. Own Your Own Home And Have Help With The Mortgage, Talk About The Best Of Both Worlds., Additional information: Separate Hotwater Heater:Yes

6. 2012-04-11
   listed $425,000 285-char remark

   Show marketing remark (285 chars)

   Beautifully Maintained Two Family Home On Residential Street In The Village. Both Apartments Have Beautiful Hrdwood Floors And Eat In Kitchens. Own Your Own Home And Have Help With The Mortgage, Talk About The Best Of Both Worlds., Additional information: Separate Hotwater Heater:Yes

ⓘ 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: $11,978 · $998/mo
• Projected year-2 tax: $13,163 · $1,097/mo
• Expected delta: +$1,185/yr (+$99/mo · 9.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $85,680
• − Mortgage interest: −$47,557
• − Property taxes: −$11,978
• − Insurance: −$4,245
• − Repairs & maintenance: −$6,854
• − Management: −$6,854
• − Depreciation: −$24,698
• Taxable loss: −$16,507
• Est. tax savings @ 24.0%: +$3,962
• After-tax cash flow: $1,999/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: Oceanside Union Free School District
• NCES district ID: 3621570
• Math proficiency: 69% ▼ -1.00%
• Reading proficiency: 77% ▲ 13.00%
• Median HH income: $100,802
• Composite: 66.68/100
• National rank: #410
• State rank: #75 of 590 in NY

Livability — Rockville Centre

• Score: 86/100
• State rank: #17
• US rank: #365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville Centre, NY
• County: Nassau County · 653,051 people
• City population: 28,908
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,908
• Household income: $157,163
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 732.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Romanian 4% Scotch-Irish 4% Subsaharan African 1%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 5% Chinese 1%

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: ▼ -731.15%
• Current HPI: 275.9882
• Rent YoY: —
• 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

+99.8% since first listed

6 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-06 Sold (Public Records) $510,000 Public Records
• 2013-05-06 Sold (Public Records) $385,000 Public Records
• 2013-04-26 Sold (MLS) $385,000 OneKey® MLS as Distributed by MLS Grid
• 2012-04-11 Listed $425,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2024): $11,978 · +1.1% YoY. Source: county tax records.