141 Woodmere Blvd Unit 6J · Woodmere, NY 11598

$189,000

1 bd · 1.0 ba · 800 sqft · Condo · 13 Days on market

Built 1929

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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 +16.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• DSCR +4.9/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful One bedroom,Large living Room,Storage & Laundry room.Bike rack on premises.Small dog or cat allowed.Very close to LIRR & Shopping, Additional information: Appearance:excellent

Key facts

• New window panels
• Updated kitchen
• Cedar lined closet

Tags

• CEDAR LINED CLOSET
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEW ROOF
• NEW WINDOW PANELS
• NEW ELECTRICAL PANELS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Cap rate 6.9% vs local median 2.4% in Woodmere — 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 (#76 in NY, #1,189 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Hewlett-Woodmere Union Free School District (suburban): math 72% / reading 79% proficiency, ranked #59 of 590 in NY (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Franklin Early Childhood Center (422 students, 25% FRL); Woodmere Middle School (math 62% / reading 73%, grade A-, #98 of 729 statewide, top 14%, 716 students, 26% FRL); George W Hewlett High School (math 95% / reading 97%, grade A+, #68 of 1,100 statewide, top 6%, 999 students, 26% FRL).
• Market conditions: 87 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $145k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $189,000

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-24,152
• Equity at exit: $28,181

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-11,134
• Equity at exit: $16,341

Cash invested: $52,920 (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 11598

• Active inventory: 87
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,840 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA est. from 3 same-building comps: −$845
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $93

Break-even live

Break-even rent $2,723

Max offer price $189,000

Occupancy floor 92%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Chestnut St Unit A-21 Cedarhurst, NY	1.0	1.0	700	$2,850	$4.07	43d	1	0.70mi
623 Central Ave Unit 306 Cedarhurst, NY	1.0	1.0	1000	$2,550	$2.55	18d	1	0.71mi
510 Dubois Ave Apt 3C Valley Stream, NY	2.0	1.5	1050	$3,400	$3.24	43d	1	1.35mi

HOA detail condo

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

Listing history 12 events

1. 2026-03-05
   status Pending
2. 2026-02-20
   listed $189,000 Active
3. 2026-02-04
   historical
4. 2025-12-08
   price $205,000
5. 2025-09-27
   price $215,000
6. 2025-08-19
   listed $230,000 Active
7. 2025-08-13
   historical
8. 2021-08-11
   soldstatus $145,000 Closed 194-char remark

   Show marketing remark (194 chars)

   Beautiful One bedroom,Large living Room,Storage & Laundry room.Bike rack on premises.Small dog or cat allowed.Very close to LIRR & Shopping, Additional information: Appearance:excellent

9. 2021-03-08
   status Pending 194-char remark

   Show marketing remark (194 chars)

   Beautiful One bedroom,Large living Room,Storage & Laundry room.Bike rack on premises.Small dog or cat allowed.Very close to LIRR & Shopping, Additional information: Appearance:excellent

10. 2021-03-07
    status Active 194-char remark

    Show marketing remark (194 chars)

    Beautiful One bedroom,Large living Room,Storage & Laundry room.Bike rack on premises.Small dog or cat allowed.Very close to LIRR & Shopping, Additional information: Appearance:excellent

11. 2021-02-25
    historical 194-char remark

    Show marketing remark (194 chars)

    Beautiful One bedroom,Large living Room,Storage & Laundry room.Bike rack on premises.Small dog or cat allowed.Very close to LIRR & Shopping, Additional information: Appearance:excellent

12. 2020-09-08
    listed $150,000 Active 194-char remark

    Show marketing remark (194 chars)

    Beautiful One bedroom,Large living Room,Storage & Laundry room.Bike rack on premises.Small dog or cat allowed.Very close to LIRR & Shopping, Additional information: Appearance:excellent

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,086
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − HOA: −$10,140
• − Depreciation: −$5,498
• Taxable loss: −$1,373
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $1,444/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: Hewlett-Woodmere Union Free School District
• NCES district ID: 3631710
• Math proficiency: 72% ▼ -7.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $112,656
• Composite: 69.89/100
• National rank: #287
• State rank: #59 of 590 in NY

Livability — Woodmere

• Score: 82/100
• State rank: #76
• US rank: #1189

Category grades

Amenities C+ 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: Woodmere, NY
• City population: 14,316
• Population (ZIP): 14,316

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Black 4% Asian 1%
• Common ancestry: Romanian 9% Scotch-Irish 8% Italian 4%
• Foreign-born: 12% · Canada, South Korea, Dominican Republic
• Languages at home: 83% English-only · Spanish 6% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -932.58%
• Current HPI: 335.8833
• 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

+26.0% since first listed

12 events — show timeline

• 2026-03-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-20 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-27 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-19 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-13 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2021-08-11 Sold (MLS) $145,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-03-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-02-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-08 Listed $150,000 OneKey® MLS as Distributed by MLS Grid