7 Sands Point Rd · Manorhaven, NY 11050

$849,000

6 bd · 2.0 ba · 1,152 sqft · MultiFamily public records · 115 Days on market

Built 1946 4,000 sqft lot $737/sqft · at area comps Est $887k · 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 +16.2/30.0
• ARV discount +9.4/15.0
• Schools +6.8/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• 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 this well maintained 2 family home in the heart of Port Washington! 40x100 lot size. the first floor features a living/dining room, kitchen, 1 bedroom, and 1 full bathroom. The second floor features a living/dining room, kitchen, 2 bedrooms, and 1 full bathroom. Generously sized backyard. 3 car driveway with 1 car garage. Close to a wide variety of shops, restaurants, parks, and schools. Close to the N23 bus. Don't miss this chance to own this charming home!

Key facts

• 4,000 sq ft lot
• Garage
• Built 1946

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 $445 ($5k/yr) — positive. Per door: $222/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $760k (10.5% below list).
• Recommended offer: $760k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#279 in NY, #4,435 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: housing D+, amenities D-, cost of living F.
• Port Washington Union Free School District (suburban): math 75% / reading 72% proficiency, ranked #69 of 590 in NY (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+17.0%/yr); 152 active listings in the ZIP; high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $7,599/mo this rent would consume 59% of the median local household income ($154k/yr) (locally 857% 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 115 days — a 9% lower offer ($773k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 $86k; list at $849k implies a 887% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $759,900 (10.5% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 0.90% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (median comp): $886,512
• List price: $849,000
• Delta: -4.23%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.71×
• Total profit: $-69,169
• Equity at exit: $126,589

10-year hold

• IRR: 7.3%
• Equity multiple: 1.67×
• Total profit: $158,713
• 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 11050

• Rents YoY: 17.0%
• Active inventory: 152
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $7,599 medium
• Mortgage (P&I): −$4,452
• Tax from tax record: −$753 /mo · $9,030/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,596
• Net cashflow: $445

Break-even live

Break-even rent $7,036

Max offer price $849,000

Occupancy floor 89%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$7,598
Total (2 units)			$7,599

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 25 events

1. 2026-06-18
   days on market $849,000 Active 115 DOM
2. 2026-06-17
   days on market $849,000 Active 114 DOM
3. 2026-06-16
   days on market $849,000 Active 113 DOM
4. 2026-06-15
   days on market $849,000 Active 112 DOM
5. 2026-06-13
   days on market $849,000 Active 110 DOM
6. 2026-06-09
   days on market $849,000 Active 106 DOM
7. 2026-06-08
   days on market $849,000 Active 105 DOM
8. 2026-06-07
   days on market $849,000 Active 104 DOM
9. 2026-06-04
   days on market $849,000 Active 101 DOM
10. 2026-06-03
    days on market $849,000 Active 100 DOM
11. 2026-06-02
    days on market $849,000 Active 99 DOM
12. 2026-06-01
    days on market $849,000 Active 98 DOM
13. 2026-05-31
    days on market $849,000 Active 97 DOM
14. 2026-03-31
    status Active 473-char remark

    Show marketing remark (473 chars)

    Welcome to this well maintained 2 family home in the heart of Port Washington! 40x100 lot size. the first floor features a living/dining room, kitchen, 1 bedroom, and 1 full bathroom. The second floor features a living/dining room, kitchen, 2 bedrooms, and 1 full bathroom. Generously sized backyard. 3 car driveway with 1 car garage. Close to a wide variety of shops, restaurants, parks, and schools. Close to the N23 bus. Don't miss this chance to own this charming home!

15. 2026-02-06
    listed $849,000 Active 473-char remark

    Show marketing remark (473 chars)

    Welcome to this well maintained 2 family home in the heart of Port Washington! 40x100 lot size. the first floor features a living/dining room, kitchen, 1 bedroom, and 1 full bathroom. The second floor features a living/dining room, kitchen, 2 bedrooms, and 1 full bathroom. Generously sized backyard. 3 car driveway with 1 car garage. Close to a wide variety of shops, restaurants, parks, and schools. Close to the N23 bus. Don't miss this chance to own this charming home!

16. 2023-07-01
    historical
17. 2023-07-01
    status Active
18. 2023-04-27
    listed $688,000 Active
19. 2020-05-01
    historical
20. 2019-05-01
    listed $599,000 New
21. 2016-09-02
    historical
22. 2016-03-02
    listed $549,000
23. 1998-09-11
    soldstatus $86,000
24. 1998-07-10
    historical
25. 1997-08-11
    listed $86,000

ⓘ 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: $9,030 · $753/mo
• Projected year-2 tax: $11,689 · $974/mo
• Expected delta: +$2,659/yr (+$222/mo · 29.4%)

ⓘ 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 ≥97°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: $91,188
• − Mortgage interest: −$47,557
• − Property taxes: −$9,030
• − Insurance: −$4,245
• − Repairs & maintenance: −$7,295
• − Management: −$7,295
• − Depreciation: −$24,698
• Taxable loss: −$8,933
• Est. tax savings @ 24.0%: +$2,144
• After-tax cash flow: $7,480/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: Port Washington Union Free School District
• NCES district ID: 3623580
• Math proficiency: 75% ▼ -2.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $108,016
• Composite: 67.83/100
• National rank: #362
• State rank: #69 of 590 in NY

Livability — Manorhaven

• Score: 74/100
• State rank: #279
• US rank: #4435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manorhaven, NY
• County: Nassau County · 653,051 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 32,794
• Household income: $154,225
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 857.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 10% Asian 10% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scotch-Irish 5% Romanian 4% Italian 3%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 3% Chinese 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: ▼ -893.18%
• Current HPI: 260.9293
• Rent YoY: ▲ 17.00%
• 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

+887.2% since first listed

12 events — show timeline

• 2026-03-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Listed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-07-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-04-27 Listed $688,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-05-01 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-03-02 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 1998-09-11 Sold (MLS) $86,000 BRIGHT MLS
• 1998-07-10 Listing Removed — BRIGHT MLS
• 1997-08-11 Listed $86,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2024): $9,030 · -12.8% YoY. Source: county tax records.