194 Smith St Unit 3E · Freeport, NY 11520

$260,000

1 bd · 1.0 ba · 900 sqft · Condo · 13 Days on market

Built 1950

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• 1% rule +5.6/10.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO BOARD APPROVAL NEEDED for this well-located large one-bedroom light-filled Corner apt. All rooms windowed incl. Bathroom! Huge living room/dining room ending in "L" ideal for office, etc. Hardwood floors, updated kitchen close to LIRR, bus, stores, library etc. Minutes to the Famed Nautical Mile's waterside restaurants, fishing boats etc. Parking $35 lot and $55 garage (waitlist) Maint. of $977.50 w/o STAR exemption covers all except low Freeport Electric Assessment of $104.53 ends 11/2023., Additional information: Appearance:excellent,Interior Features:Lr/Dr

Key facts

• Updated kitchen
• Corner apartment
• Garage

Tags

• CORNER APARTMENT
• UPDATED KITCHEN
• IMMEDIATE ACCESS TO LIRR

🏢 Co-op / cooperative unit. The $260,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 4.1% vs local median 3.0% in Freeport — 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 83/100 on livability (#69 in NY, #1,033 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Freeport Union Free School District (suburban): math 49% / reading 55% proficiency, ranked #325 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John W Dodd Middle School (math 16% / reading 41%, grade F, #569 of 729 statewide, top 78%, 986 students, 67% FRL); Freeport High School (math 82% / reading 85%, grade A, #409 of 1,100 statewide, top 39%, 2,264 students, 62% FRL).
• Market conditions: 199 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $2k of loan paydown is wiped out by about $8k 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.
• 2 sale attempts since 5y 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 $200k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $260,000

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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.06% ✓
• Cap rate: 4.05%
• Cash-on-cash: -8.00%
• DSCR: 0.64
• GRM: 7.9

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: -30.0%
• Equity multiple: 0.00×
• Total profit: $-72,476
• Equity at exit: $38,767

10-year hold

• IRR: -29.9%
• Equity multiple: -0.38×
• Total profit: $-100,588
• Equity at exit: $22,480

Cash invested: $72,800 (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 11520

• Active inventory: 199
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,760 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA est. from 2 same-building comps: −$869
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-485

Break-even live

Break-even rent $3,374

Max offer price $189,749

Occupancy floor —

Sensitivity live

Price	-10% $-306	-5% $-396	+0% $-485	+5% $-575	+10% $-665
Rent	-10% $-704	-5% $-595	+0% $-485	+5% $-376	+10% $-267
Rate	-1.0pp $-355	-0.5pp $-419	base $-485	+0.5pp $-553	+1.0pp $-621

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
178 Pine St Freeport, NY	1.0	1.0	745	$2,588	$3.47	3d	3	0.31mi
87-89 S Main St Unit 204 Freeport, NY	1.0	1.0	900	$2,900	$3.22	44d	1	0.45mi
74 Broadway Unit 3B Freeport, NY	1.0	1.0	525	$2,700	$5.14	44d	1	0.63mi
237 Porterfield Pl Freeport, NY	1.0	1.0	659	$3,100	$4.70	44d	1	0.71mi
2092 Grand Ave Unit 2 Baldwin, NY	2.0	1.0	1000	$2,800	$2.80	44d	1	1.26mi
840 Seaman Ave Unit 2w Baldwin, NY	2.0	1.0	850	$2,500	$2.94	14d	1	1.36mi

HOA detail condo

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

Listing history 6 events

1. 2026-03-19
   status Pending
2. 2026-03-05
   listed $260,000 Active
3. 2022-01-06
   soldstatus $200,000 Closed 581-char remark

   Show marketing remark (581 chars)

   NO BOARD APPROVAL NEEDED for this well-located large one-bedroom light-filled Corner apt. All rooms windowed incl. Bathroom! Huge living room/dining room ending in "L" ideal for office, etc. Hardwood floors, updated kitchen close to LIRR, bus, stores, library etc. Minutes to the Famed Nautical Mile's waterside restaurants, fishing boats etc. Parking $35 lot and $55 garage (waitlist) Maint. of $977.50 w/o STAR exemption covers all except low Freeport Electric Assessment of $104.53 ends 11/2023., Additional information: Appearance:excellent,Interior Features:Lr/Dr

4. 2021-09-28
   status Pending 581-char remark

   Show marketing remark (581 chars)

   NO BOARD APPROVAL NEEDED for this well-located large one-bedroom light-filled Corner apt. All rooms windowed incl. Bathroom! Huge living room/dining room ending in "L" ideal for office, etc. Hardwood floors, updated kitchen close to LIRR, bus, stores, library etc. Minutes to the Famed Nautical Mile's waterside restaurants, fishing boats etc. Parking $35 lot and $55 garage (waitlist) Maint. of $977.50 w/o STAR exemption covers all except low Freeport Electric Assessment of $104.53 ends 11/2023., Additional information: Appearance:excellent,Interior Features:Lr/Dr

5. 2021-08-20
   listed $199,000 Active 581-char remark

   Show marketing remark (581 chars)

   NO BOARD APPROVAL NEEDED for this well-located large one-bedroom light-filled Corner apt. All rooms windowed incl. Bathroom! Huge living room/dining room ending in "L" ideal for office, etc. Hardwood floors, updated kitchen close to LIRR, bus, stores, library etc. Minutes to the Famed Nautical Mile's waterside restaurants, fishing boats etc. Parking $35 lot and $55 garage (waitlist) Maint. of $977.50 w/o STAR exemption covers all except low Freeport Electric Assessment of $104.53 ends 11/2023., Additional information: Appearance:excellent,Interior Features:Lr/Dr

6. 2021-08-16
   historical $199,000 581-char remark

   Show marketing remark (581 chars)

   NO BOARD APPROVAL NEEDED for this well-located large one-bedroom light-filled Corner apt. All rooms windowed incl. Bathroom! Huge living room/dining room ending in "L" ideal for office, etc. Hardwood floors, updated kitchen close to LIRR, bus, stores, library etc. Minutes to the Famed Nautical Mile's waterside restaurants, fishing boats etc. Parking $35 lot and $55 garage (waitlist) Maint. of $977.50 w/o STAR exemption covers all except low Freeport Electric Assessment of $104.53 ends 11/2023., Additional information: Appearance:excellent,Interior Features:Lr/Dr

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $33,119
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − HOA: −$10,428
• − Depreciation: −$7,564
• Taxable loss: −$9,936
• Est. tax savings @ 24.0%: +$2,385
• After-tax cash flow: $-3,441/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: Freeport Union Free School District
• NCES district ID: 3611550
• Math proficiency: 49% ▼ -4.00%
• Reading proficiency: 55% ▲ 2.00%
• Median HH income: $67,772
• Composite: 46.12/100
• National rank: #2507
• State rank: #325 of 590 in NY

Livability — Freeport

• Score: 83/100
• State rank: #69
• US rank: #1033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, NY
• City population: 44,873
• Population (ZIP): 44,873

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 0.67)
• Race & ethnicity: Hispanic / Latino 43% Black 33% White 19% Two or more races 17% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 15%
• Common ancestry: Hispanic 5% Scotch-Irish 1% Romanian 1%
• Foreign-born: 34% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 38% French/Haitian/Cajun 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: ▼ -721.06%
• Current HPI: 317.6076
• 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

+30.7% since first listed

6 events — show timeline

• 2026-03-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-06 Sold (MLS) $200,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-08-20 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-16 Coming Soon $199,000 OneKey® MLS as Distributed by MLS Grid