175 Archer St Unit 2E · Freeport, NY 11520

$202,900

1 bd · 1.0 ba · 719 sqft · Condo · 34 Days on market

Built 1962

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Why this score? — see what drove the D 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 +10.4/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1 bedroom unit with a balcony, formal dining room and 5 closets (2 closets in the bedroom)! Hardwood floors throughout, elevator, laundry room, waiting list for a parking spot. 20% down payment required and pets are NOT allowed. Subletting is permitted after 2 years and ONLY for 2 years

Key facts

• Marina life
• Large living room
• Full bath

Tags

• LARGE LIVING ROOM
• SEPARATE DINING AREA
• FULL BATH
• CLOSE TO NAUTICAL MILE
• MARINA LIFE

Property features AI

Finance

• Other: Living area verified by appraiser
• HOA & community: Association: Frost House

Exterior

• Parking: Other parking (no carport)
• Utilities: Public sewer; Natural gas connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Natural woodwork; Three or more levels; Entry level: 2; No pets allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $203k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $203k).
• Recommended offer: $197k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: Archer Street School (math 52% / reading 52%, grade C-, #988 of 2,108 statewide, top 49%, 495 students, 75% FRL); 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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

• It's been on market 34 days — a 3% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $160k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: moderate flood risk; 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 $196,813 (3.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.36% ✓
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 6.1

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-39,088
• Equity at exit: $30,253

10-year hold

• IRR: -11.8%
• Equity multiple: 0.29×
• Total profit: $-40,411
• Equity at exit: $17,543

Cash invested: $56,812 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,758 medium
• Mortgage (P&I): −$1,064
• Tax est. 1.5%: −$254 /mo · $3,044/yr
• Insurance: −$85
• HOA est. from 2 same-building comps: −$883
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-107

Break-even live

Break-even rent $2,893

Max offer price $187,466

Occupancy floor 99%

Sensitivity live

Price	-10% $34	-5% $-37	+0% $-107	+5% $-177	+10% $-247
Rent	-10% $-325	-5% $-216	+0% $-107	+5% $2	+10% $111
Rate	-1.0pp $-4	-0.5pp $-55	base $-107	+0.5pp $-159	+1.0pp $-213

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: $50,725
• Closing costs: $6,087
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
178 Pine St Freeport, NY	1.0	1.0	745	$2,588	$3.47	4d	3	0.57mi
74 Broadway Unit 3B Freeport, NY	1.0	1.0	525	$2,700	$5.14	45d	1	0.77mi
237 Porterfield Pl Freeport, NY	1.0	1.0	659	$3,100	$4.70	45d	1	0.92mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-21
   days on market $202,900 Active 34 DOM
2. 2026-06-21
   days on market $202,900 Active 33 DOM
3. 2026-06-18
   days on market $202,900 Active 31 DOM
4. 2026-06-17
   days on market $202,900 Active 30 DOM
5. 2026-06-16
   days on market $202,900 Active 29 DOM
6. 2026-06-15
   days on market $202,900 Active 28 DOM
7. 2026-06-13
   days on market $202,900 Active 26 DOM
8. 2026-06-12
   days on market $202,900 Active 25 DOM
9. 2026-06-09
   pricedays on market $202,900 Active 22 DOM
10. 2026-06-08
    days on market $209,999 Active 21 DOM
11. 2026-06-07
    days on market $209,999 Active 20 DOM
12. 2026-06-07
    days on market $209,999 Active 19 DOM
13. 2026-06-04
    days on market $209,999 Active 16 DOM
14. 2026-06-02
    days on market $209,999 Active 15 DOM
15. 2026-06-01
    days on market $209,999 Active 14 DOM
16. 2026-05-31
    days on market $209,999 Active 13 DOM
17. 2026-05-18
    listed $209,999 Active
18. 2021-10-12
    soldstatus $160,000 Closed 296-char remark

    Show marketing remark (296 chars)

    Charming 1 bedroom unit with a balcony, formal dining room and 5 closets (2 closets in the bedroom)! Hardwood floors throughout, elevator, laundry room, waiting list for a parking spot. 20% down payment required and pets are NOT allowed. Subletting is permitted after 2 years and ONLY for 2 years

19. 2021-05-27
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Charming 1 bedroom unit with a balcony, formal dining room and 5 closets (2 closets in the bedroom)! Hardwood floors throughout, elevator, laundry room, waiting list for a parking spot. 20% down payment required and pets are NOT allowed. Subletting is permitted after 2 years and ONLY for 2 years

20. 2021-05-07
    historical 296-char remark

    Show marketing remark (296 chars)

    Charming 1 bedroom unit with a balcony, formal dining room and 5 closets (2 closets in the bedroom)! Hardwood floors throughout, elevator, laundry room, waiting list for a parking spot. 20% down payment required and pets are NOT allowed. Subletting is permitted after 2 years and ONLY for 2 years

21. 2021-04-12
    status Active 296-char remark

    Show marketing remark (296 chars)

    Charming 1 bedroom unit with a balcony, formal dining room and 5 closets (2 closets in the bedroom)! Hardwood floors throughout, elevator, laundry room, waiting list for a parking spot. 20% down payment required and pets are NOT allowed. Subletting is permitted after 2 years and ONLY for 2 years

22. 2021-04-12
    historical 296-char remark

    Show marketing remark (296 chars)

    Charming 1 bedroom unit with a balcony, formal dining room and 5 closets (2 closets in the bedroom)! Hardwood floors throughout, elevator, laundry room, waiting list for a parking spot. 20% down payment required and pets are NOT allowed. Subletting is permitted after 2 years and ONLY for 2 years

23. 2021-03-13
    status Active 296-char remark

    Show marketing remark (296 chars)

    Charming 1 bedroom unit with a balcony, formal dining room and 5 closets (2 closets in the bedroom)! Hardwood floors throughout, elevator, laundry room, waiting list for a parking spot. 20% down payment required and pets are NOT allowed. Subletting is permitted after 2 years and ONLY for 2 years

24. 2021-01-13
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Charming 1 bedroom unit with a balcony, formal dining room and 5 closets (2 closets in the bedroom)! Hardwood floors throughout, elevator, laundry room, waiting list for a parking spot. 20% down payment required and pets are NOT allowed. Subletting is permitted after 2 years and ONLY for 2 years

25. 2020-11-16
    listed $165,000 Active 296-char remark

    Show marketing remark (296 chars)

    Charming 1 bedroom unit with a balcony, formal dining room and 5 closets (2 closets in the bedroom)! Hardwood floors throughout, elevator, laundry room, waiting list for a parking spot. 20% down payment required and pets are NOT allowed. Subletting is permitted after 2 years and ONLY for 2 years

26. 2016-12-31
    historical
27. 2016-04-03
    listed $119,000 New
28. 2015-06-30
    historical
29. 2015-01-06
    listed $119,990
30. 2014-07-30
    historical
31. 2014-03-14
    listed $119,000
32. 2013-12-30
    historical
33. 2013-03-21
    listed $118,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 52% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥93°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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,092
• − Mortgage interest: −$11,366
• − Property taxes: −$3,044
• − Insurance: −$1,014
• − Repairs & maintenance: −$2,647
• − Management: −$2,647
• − HOA: −$10,596
• − Depreciation: −$5,903
• Taxable loss: −$4,125
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $-290/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

+78.0% since first listed

17 events — show timeline

• 2026-05-18 Listed $209,999 OneKey® MLS as Distributed by MLS Grid
• 2021-10-12 Sold (MLS) $160,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-05-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-04-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-03-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-01-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-11-16 Listed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2016-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-04-03 Listed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-01-06 Listed $119,990 OneKey® MLS as Distributed by MLS Grid
• 2014-07-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-03-14 Listed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-03-21 Listed $118,000 OneKey® MLS as Distributed by MLS Grid