149 W Market St · Long Beach, NY 11561

$950,000

4 bd · 2.0 ba · 2,059 sqft · MultiFamily public records · 87 Days on market

Built 1925 4,000 sqft lot $461/sqft · 30% below area Est $1668k · 43% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Schools +5.9/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• 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

*Price Adjustment!* You have to see this renovation in person; this gorgeous, updated home, right in the heart of Long Beach! Come fall in love with the modern amenities in this home, which thoughtfully maintains the feel of a classic Long Beach 1920's Colonial. No expense was spared to restore this legal TWO-FAMILY home from the inside out, including brand new windows. The generous first floor Owner's Unit features original, gleaming hardwood floors across THREE BEDROOMS and TWO FULL BATHS, with a bright, welcoming living room flowing perfectly into a massive eat-in kitchen, with beautiful quartz countertops and a peninsula, and stainless steel appliances. And don't fret, there are closets galore! The entire first floor has been rewired with new runs and Circadian recessed ceiling lights featuring 3 color temperature settings to simulate natural daylight, sunset, and campfire lighting, which research has shown, can lead to improved sleep patterns and better health...welcome home! The basement, accessible from the first floor, has it's own side entrance and is partially finished. Laundry room with BRAND NEW High End Washer and Dryer with pedestals, and upgraded laundry sink, 2 BRAND NEW Natural Gas Water Heaters, fully overhauled gas boiler, and major plumbing upgrades! Partnering right alongside the Owner's Unit is the turnkey Rental Unit, taken down to the framing and renovated with ONE BEDROOM, ONE FULL BATH, and an in-unit washer and dryer that is currently rented through February 2027! Every major system is new, every surface is finished, brand new appliances, large closets, a giant living room, and a large, private balcony for enjoying the breeze on a beautiful Long Beach evening. Shared driveway and 1 car garage. In Ground Sprinklers. Relax with a cup of coffee or tea and book on a charming front porch, all of the heavy lifting has been done, MOVE RIGHT IN. With the Ice Rink, Pool, and parks a block away, you get the ultimate sweet spot where everyday commuting meets weekend beach life, sitting just steps from the LIRR station and a short walk to shopping, houses of worship, and the boardwalk.

Key facts

• 4,000 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative. Per door: $-501/mo.
• To cash-flow at today's rent, offer at most $773k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $771k (18.8% below list).
• Recommended offer: $771k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.1% in Long Beach — 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 (#84 in NY, #1,285 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Long Beach City School District (suburban): math 66% / reading 65% proficiency, ranked #150 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lido Elementary School (math 77% / reading 67%, grade A-, #378 of 2,108 statewide, top 20%, 508 students, 18% FRL); Long Beach Middle School (math 39% / reading 61%, grade C, #261 of 729 statewide, top 36%, 721 students, 25% FRL); Long Beach High School (math 91% / reading 75%, grade A, #440 of 1,100 statewide, top 40%, 1,314 students, 31% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 353 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $7,714/mo this rent would consume 65% of the median local household income ($142k/yr) (locally 1284% 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 $7k of loan paydown is wiped out by about $28k 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 87 days — a 6% lower offer ($893k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $784k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $771,400 (18.8% 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 87 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.81% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 10.3

CMA / ARV

• ARV (median comp): $1,667,864
• List price: $950,000
• Delta: -43.04%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Lafayette Blvd	0.35mi	3/— (-1)	2,100 (+2%)	7mo	$750,000	$357	70
259 W Hudson St	0.18mi	5/3.0 (+1)	2,352 (+14%)	4mo	$775,000	$330	56
470 Lafayette Blvd	0.35mi	3/2.0 (-1)	1,779 (-14%)	2mo	$835,000	$469	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.84% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.24×
• Total profit: $-202,734
• Equity at exit: $141,648

10-year hold

• IRR: -11.2%
• Equity multiple: 0.27×
• Total profit: $-194,902
• Equity at exit: $82,139

Cash invested: $266,000 (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 11561

• Rents YoY: 4.8%
• Active inventory: 353
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $7,714 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$1,257 /mo · $15,087/yr
• Insurance: −$396
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,620
• Net cashflow: $-1,001

Break-even live

Break-even rent $8,982

Max offer price $773,103

Occupancy floor —

Sensitivity live

Price	-10% $-464	-5% $-732	+0% $-1,001	+5% $-1,270	+10% $-1,539
Rent	-10% $-1,611	-5% $-1,306	+0% $-1,001	+5% $-697	+10% $-392
Rate	-1.0pp $-523	-0.5pp $-760	base $-1,001	+0.5pp $-1,248	+1.0pp $-1,498

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$7,714
Total (2 units)			$7,714

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 W Pine St Long Beach, NY	4.0	3.0	3000	$17,000	$5.67	0d	1	0.20mi
507 Laurelton Blvd Unit 2 Long Beach, NY	4.0	1.0	1400	$3,950	$2.82	5d	1	0.21mi
517 Laurelton Blvd Long Beach, NY	4.0	1.0	1500	$5,000	$3.33	20d	1	0.22mi
610 Laurelton Blvd Unit 1 Long Beach, NY	4.0	2.0	1600	$4,900	$3.06	0d	1	0.22mi
311 W Chester St Long Beach, NY	3.0	2.0	1663	$4,200	$2.53	20d	1	0.23mi
272 Laurelton Blvd Long Beach, NY	3.0	2.0	1400	$13,000	$9.29	19d	1	0.25mi
274 W Walnut St Long Beach, NY	3.0	2.0	1400	$4,500	$3.21	26d	1	0.25mi
311 W Penn St Long Beach, NY	4.0	2.0	1723	$5,400	$3.13	45d	1	0.38mi
401 W Walnut St Long Beach, NY	3.0	2.0	2458	$4,200	$1.71	26d	1	0.39mi
26 W Broadway Long Beach, NY	2.0–3.0	2.0	1625	$6,500	$4.00	17d	2	0.44mi
100 Harbor Ter Island Park, NY	1.0–3.0	1.0–3.0	1342	$5,700	$4.25	0d	1	0.61mi
225 E Walnut St Unit 1 Long Beach, NY	3.0	2.0	2500	$4,300	$1.72	46d	1	0.64mi
16 November Walk Long Beach, NY	3.0	2.0	1824	$3,500	$1.92	26d	1	0.76mi
16 November Walk Long Beach, NY	3.0	2.0	1824	$3,500	$1.92	45d	1	0.76mi
622 W Penn St Unit A Long Beach, NY	4.0	4.5	3000	$7,500	$2.50	19d	1	0.77mi
269 E Broadway #24 Long Beach, NY	3.0	2.0	1848	$4,700	$2.54	20d	1	0.77mi
329 E Chester St Long Beach, NY	3.0	2.0	1658	$9,300	$5.61	0d	1	0.77mi
326 E Walnut St Long Beach, NY	3.0	1.0	1675	$4,500	$2.69	26d	1	0.79mi
322 E Beech St Long Beach, NY	4.0	3.0	2300	$15,000	$6.52	26d	1	0.81mi
26 Lancaster Rd Island Park, NY	3.0	2.0	1600	$3,950	$2.47	0d	1	0.82mi
206 Grand Blvd Long Beach, NY	3.0	2.5	1944	$17,500	$9.00	20d	1	0.82mi
361 E Olive St #3 Long Beach, NY	3.0	1.0	2494	$4,000	$1.60	5d	1	0.85mi
429 E Park Ave Unit 2nd Floor Long Beach, NY	3.0	2.0	2791	$4,350	$1.56	45d	1	0.93mi
434 E Broadway Unit A Long Beach, NY	3.0	2.5	3000	$17,000	$5.67	26d	1	1.01mi
450 E Broadway Unit Main Long Beach, NY	3.0	1.0	1400	$4,350	$3.11	26d	1	1.03mi
3 Pennsylvania Ct Long Beach, NY	4.0	4.0	2594	$8,750	$3.37	20d	1	1.05mi
561 E Olive St Long Beach, NY	3.0	1.0	1400	$3,800	$2.71	26d	1	1.15mi
65 New Hampshire St Long Beach, NY	3.0	2.0	2116	$22,500	$10.63	9d	1	1.36mi
115 Maryland Ave Long Beach, NY	4.0	3.0	2822	$8,500	$3.01	0d	1	1.43mi
81 Barnes St Unit 1 Long Beach, NY	4.0	2.5	1600	$12,500	$7.81	0d	1	1.46mi

Listing history 33 events

1. 2026-06-21
   days on market $950,000 Active 87 DOM
2. 2026-06-18
   days on market $950,000 Active 84 DOM
3. 2026-06-17
   days on market $950,000 Active 83 DOM
4. 2026-06-16
   days on market $950,000 Active 82 DOM
5. 2026-06-15
   days on market $950,000 Active 81 DOM
6. 2026-06-13
   days on market $950,000 Active 79 DOM
7. 2026-06-13
   days on market $950,000 Active 78 DOM
8. 2026-06-09
   days on market $950,000 Active 75 DOM
9. 2026-06-08
   days on market $950,000 Active 74 DOM
10. 2026-06-07
    days on market $950,000 Active 73 DOM
11. 2026-06-04
    days on market $950,000 Active 70 DOM
12. 2026-06-03
    days on market $950,000 Active 69 DOM
13. 2026-06-02
    days on market $950,000 Active 68 DOM
14. 2026-06-01
    days on market $950,000 Active 67 DOM
15. 2026-05-31
    days on market $950,000 Active 66 DOM
16. 2026-04-28
    price $950,000 2142-char remark

    Show marketing remark (2142 chars)

    *Price Adjustment!* You have to see this renovation in person; this gorgeous, updated home, right in the heart of Long Beach! Come fall in love with the modern amenities in this home, which thoughtfully maintains the feel of a classic Long Beach 1920's Colonial. No expense was spared to restore this legal TWO-FAMILY home from the inside out, including brand new windows. The generous first floor Owner's Unit features original, gleaming hardwood floors across THREE BEDROOMS and TWO FULL BATHS, with a bright, welcoming living room flowing perfectly into a massive eat-in kitchen, with beautiful quartz countertops and a peninsula, and stainless steel appliances. And don't fret, there are closets galore! The entire first floor has been rewired with new runs and Circadian recessed ceiling lights featuring 3 color temperature settings to simulate natural daylight, sunset, and campfire lighting, which research has shown, can lead to improved sleep patterns and better health...welcome home! The basement, accessible from the first floor, has it's own side entrance and is partially finished. Laundry room with BRAND NEW High End Washer and Dryer with pedestals, and upgraded laundry sink, 2 BRAND NEW Natural Gas Water Heaters, fully overhauled gas boiler, and major plumbing upgrades! Partnering right alongside the Owner's Unit is the turnkey Rental Unit, taken down to the framing and renovated with ONE BEDROOM, ONE FULL BATH, and an in-unit washer and dryer that is currently rented through February 2027! Every major system is new, every surface is finished, brand new appliances, large closets, a giant living room, and a large, private balcony for enjoying the breeze on a beautiful Long Beach evening. Shared driveway and 1 car garage. In Ground Sprinklers. Relax with a cup of coffee or tea and book on a charming front porch, all of the heavy lifting has been done, MOVE RIGHT IN. With the Ice Rink, Pool, and parks a block away, you get the ultimate sweet spot where everyday commuting meets weekend beach life, sitting just steps from the LIRR station and a short walk to shopping, houses of worship, and the boardwalk.

17. 2026-04-20
    price $925,888 2142-char remark

    Show marketing remark (2142 chars)

    *Price Adjustment!* You have to see this renovation in person; this gorgeous, updated home, right in the heart of Long Beach! Come fall in love with the modern amenities in this home, which thoughtfully maintains the feel of a classic Long Beach 1920's Colonial. No expense was spared to restore this legal TWO-FAMILY home from the inside out, including brand new windows. The generous first floor Owner's Unit features original, gleaming hardwood floors across THREE BEDROOMS and TWO FULL BATHS, with a bright, welcoming living room flowing perfectly into a massive eat-in kitchen, with beautiful quartz countertops and a peninsula, and stainless steel appliances. And don't fret, there are closets galore! The entire first floor has been rewired with new runs and Circadian recessed ceiling lights featuring 3 color temperature settings to simulate natural daylight, sunset, and campfire lighting, which research has shown, can lead to improved sleep patterns and better health...welcome home! The basement, accessible from the first floor, has it's own side entrance and is partially finished. Laundry room with BRAND NEW High End Washer and Dryer with pedestals, and upgraded laundry sink, 2 BRAND NEW Natural Gas Water Heaters, fully overhauled gas boiler, and major plumbing upgrades! Partnering right alongside the Owner's Unit is the turnkey Rental Unit, taken down to the framing and renovated with ONE BEDROOM, ONE FULL BATH, and an in-unit washer and dryer that is currently rented through February 2027! Every major system is new, every surface is finished, brand new appliances, large closets, a giant living room, and a large, private balcony for enjoying the breeze on a beautiful Long Beach evening. Shared driveway and 1 car garage. In Ground Sprinklers. Relax with a cup of coffee or tea and book on a charming front porch, all of the heavy lifting has been done, MOVE RIGHT IN. With the Ice Rink, Pool, and parks a block away, you get the ultimate sweet spot where everyday commuting meets weekend beach life, sitting just steps from the LIRR station and a short walk to shopping, houses of worship, and the boardwalk.

18. 2026-03-26
    listed $999,999 Active 2142-char remark

    Show marketing remark (2142 chars)

    *Price Adjustment!* You have to see this renovation in person; this gorgeous, updated home, right in the heart of Long Beach! Come fall in love with the modern amenities in this home, which thoughtfully maintains the feel of a classic Long Beach 1920's Colonial. No expense was spared to restore this legal TWO-FAMILY home from the inside out, including brand new windows. The generous first floor Owner's Unit features original, gleaming hardwood floors across THREE BEDROOMS and TWO FULL BATHS, with a bright, welcoming living room flowing perfectly into a massive eat-in kitchen, with beautiful quartz countertops and a peninsula, and stainless steel appliances. And don't fret, there are closets galore! The entire first floor has been rewired with new runs and Circadian recessed ceiling lights featuring 3 color temperature settings to simulate natural daylight, sunset, and campfire lighting, which research has shown, can lead to improved sleep patterns and better health...welcome home! The basement, accessible from the first floor, has it's own side entrance and is partially finished. Laundry room with BRAND NEW High End Washer and Dryer with pedestals, and upgraded laundry sink, 2 BRAND NEW Natural Gas Water Heaters, fully overhauled gas boiler, and major plumbing upgrades! Partnering right alongside the Owner's Unit is the turnkey Rental Unit, taken down to the framing and renovated with ONE BEDROOM, ONE FULL BATH, and an in-unit washer and dryer that is currently rented through February 2027! Every major system is new, every surface is finished, brand new appliances, large closets, a giant living room, and a large, private balcony for enjoying the breeze on a beautiful Long Beach evening. Shared driveway and 1 car garage. In Ground Sprinklers. Relax with a cup of coffee or tea and book on a charming front porch, all of the heavy lifting has been done, MOVE RIGHT IN. With the Ice Rink, Pool, and parks a block away, you get the ultimate sweet spot where everyday commuting meets weekend beach life, sitting just steps from the LIRR station and a short walk to shopping, houses of worship, and the boardwalk.

19. 2026-03-26
    historical

    Show marketing remark (2142 chars)

    *Price Adjustment!* You have to see this renovation in person; this gorgeous, updated home, right in the heart of Long Beach! Come fall in love with the modern amenities in this home, which thoughtfully maintains the feel of a classic Long Beach 1920's Colonial. No expense was spared to restore this legal TWO-FAMILY home from the inside out, including brand new windows. The generous first floor Owner's Unit features original, gleaming hardwood floors across THREE BEDROOMS and TWO FULL BATHS, with a bright, welcoming living room flowing perfectly into a massive eat-in kitchen, with beautiful quartz countertops and a peninsula, and stainless steel appliances. And don't fret, there are closets galore! The entire first floor has been rewired with new runs and Circadian recessed ceiling lights featuring 3 color temperature settings to simulate natural daylight, sunset, and campfire lighting, which research has shown, can lead to improved sleep patterns and better health...welcome home! The basement, accessible from the first floor, has it's own side entrance and is partially finished. Laundry room with BRAND NEW High End Washer and Dryer with pedestals, and upgraded laundry sink, 2 BRAND NEW Natural Gas Water Heaters, fully overhauled gas boiler, and major plumbing upgrades! Partnering right alongside the Owner's Unit is the turnkey Rental Unit, taken down to the framing and renovated with ONE BEDROOM, ONE FULL BATH, and an in-unit washer and dryer that is currently rented through February 2027! Every major system is new, every surface is finished, brand new appliances, large closets, a giant living room, and a large, private balcony for enjoying the breeze on a beautiful Long Beach evening. Shared driveway and 1 car garage. In Ground Sprinklers. Relax with a cup of coffee or tea and book on a charming front porch, all of the heavy lifting has been done, MOVE RIGHT IN. With the Ice Rink, Pool, and parks a block away, you get the ultimate sweet spot where everyday commuting meets weekend beach life, sitting just steps from the LIRR station and a short walk to shopping, houses of worship, and the boardwalk.

20. 2026-03-11
    listed $999,999 Active
21. 2025-08-15
    soldstatus $784,000
22. 2025-08-06
    soldstatus $784,000 Closed
23. 2025-07-26
    status Pending
24. 2025-05-15
    listed $789,000 Active
25. 2025-03-02
    historical
26. 2025-01-06
    status Active
27. 2025-01-06
    price $849,000
28. 2025-01-01
    historical
29. 2024-12-11
    price $869,000
30. 2024-11-23
    price $889,000
31. 2024-11-16
    status Active
32. 2024-10-06
    listed $899,000 Active
33. 1988-04-06
    soldstatus $180,000

ⓘ 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: $15,087 · $1,257/mo
• Projected year-2 tax: $15,571 · $1,298/mo
• Expected delta: +$484/yr (+$40/mo · 3.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 56% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $92,568
• − Mortgage interest: −$53,215
• − Property taxes: −$15,087
• − Insurance: −$10,275
• − Repairs & maintenance: −$7,405
• − Management: −$7,405
• − Depreciation: −$27,636
• Taxable loss: −$28,456
• Est. tax savings @ 24.0%: +$6,830
• After-tax cash flow: $-5,187/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: Long Beach City School District
• NCES district ID: 3617730
• Math proficiency: 66% ▼ -6.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $86,938
• Composite: 59.18/100
• National rank: #947
• State rank: #150 of 590 in NY

Livability — Long Beach

• Score: 82/100
• State rank: #84
• US rank: #1285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Beach, NY
• County: Nassau County · 653,051 people
• City population: 38,708
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 38,708
• Household income: $141,629
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1284.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 14% Two or more races 7% Asian 5% Black 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 3% Tagalog/Filipino 2%

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: ▼ -1067.69%
• Current HPI: 309.3598
• Rent YoY: ▲ 4.84%
• 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

+427.8% since first listed

18 events — show timeline

• 2026-04-28 Price Changed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $925,888 OneKey® MLS as Distributed by MLS Grid
• 2026-03-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-26 Listed $999,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Listed $999,999 OneKey® MLS as Distributed by MLS Grid
• 2025-08-15 Sold (Public Records) $784,000 Public Records
• 2025-08-06 Sold (MLS) $784,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-15 Listed $789,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-01-06 Price Changed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-11 Price Changed $869,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-23 Price Changed $889,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-06 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 1988-04-06 Sold (Public Records) $180,000 Public Records

Property tax history

+8.3%/yr

Latest (2024): $15,087 · +30.1% YoY. Source: county tax records.