46 Brown St · Sea Cliff, NY 11579

$499,000

2 bd · 1.0 ba · 761 sqft · SingleFamily public records · 19 Days on market

Built 1919 1,200 sqft lot $656/sqft · 29% below area Est $701k · 29% 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
• Schools +7.9/10.0
• Cash flow +7.1/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Adorable Sea Cliff cottage overlooking Roslyn Park. Lots of updates. Cute, private backyard with parking around the corner. Stroll to everything!

Key facts

• Private backyard
• 1,200 sq ft lot
• Built 1919

Tags

• PRIVATE BACKYARD
• PARKING AROUND THE CORNER

Property features AI

Exterior

• Parking: No carport
• Utilities: PSEG electric; Cesspool sewer; Cable available; Electricity available; Natural gas available
• Home design: Single family residence; Two-story
• Construction: Frame construction; Batts insulation; Block foundation
• Exterior features: Back yard; Near shops; Back yard fencing

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: Total rooms: 4; Two levels
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Double pane windows; Deck

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-720 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (30.3% below list).
• Recommended offer: $348k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#133 in NY, #2,125 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, cost of living F.
• North Shore Central School District (suburban): math 88% / reading 84% proficiency, ranked #24 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Sea Cliff Elementary School (math 92% / reading 92%, grade A+, #21 of 2,108 statewide, top 1%, 343 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $15k 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 19 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $162k; list at $499k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $347,904 (30.3% 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. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.72
• GRM: 12.0

CMA / ARV

• ARV (median comp): $701,378
• List price: $499,000
• Delta: -28.85%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 9th Ave	0.23mi	2/1.0	780 (+2%)	8mo	$760,000	$974	79
79 15th Ave	0.15mi	1/1.0 (-1)	832 (+9%)	13mo	$549,250	$660	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.09×
• Total profit: $-126,632
• Equity at exit: $74,403

10-year hold

• IRR: -24.5%
• Equity multiple: -0.21×
• Total profit: $-169,028
• Equity at exit: $43,144

Cash invested: $139,720 (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 11579

• Home prices YoY: -25.7%
• Active inventory: 29
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,479 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$643 /mo · $7,721/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $-720

Break-even live

Break-even rent $4,390

Max offer price $371,866

Occupancy floor —

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
378 Sea Cliff Ave Unit 3 Sea Cliff, NY	1.0	1.0	800	$2,900	$3.62	19d	1	0.37mi
55 Sea Cliff Ave Sea Cliff, NY	1.0	1.0	700	$3,200	$4.57	25d	1	0.38mi
226 Glen Cove Ave Unit 2nd floor Glen Cove, NY	3.0	1.5	1074	$3,200	$2.98	21d	1	0.44mi
350 Herb Hill Rd Glen Cove, NY	2.0	1.0–2.0	918	$5,726	$6.24	1d	5	1.03mi
86 McLoughlin St Unit D Glen Cove, NY	2.0	1.0	722	$2,700	$3.74	44d	1	1.18mi
400 Carney St Unit 403 Glen Cove, NY	1.0	1.0	900	$2,700	$3.00	19d	1	1.25mi
1100 Avalon Sq Glen Cove, NY	2.0	1.0–2.0	952	$4,485	$4.71	1d	1	1.28mi
100 Village Sq Glen Cove, NY	2.0	1.0–2.0	924	$4,761	$5.15	1d	4	1.33mi
13 Prospect St Glen Head, NY	2.0	1.0	909	$3,950	$4.35	44d	1	1.45mi
1 Alvin St Unit 1 Glen Cove, NY	2.0	1.0	950	$3,350	$3.53	3d	1	1.47mi
14 1st St Glen Cove, NY	3.0	2.0	1120	$4,200	$3.75	44d	1	1.48mi

Listing history 20 events

1. 2026-06-03
   status $499,000 Pending 19 DOM
2. 2026-06-02
   days on market $499,000 Active 19 DOM
3. 2026-06-01
   days on market $499,000 Active 18 DOM
4. 2026-05-31
   days on market $499,000 Active 17 DOM
5. 2026-05-14
   listed $499,000 Active 148-char remark
6. 2026-02-05
   historical
7. 2026-01-03
   price $515,000
8. 2025-11-10
   price $545,000
9. 2025-10-20
   price $569,000
10. 2025-10-08
    listed $619,000 Active
11. 2013-12-09
    historical
12. 2013-09-19
    listed $279,000
13. 2013-04-05
    soldstatus $162,000
14. 2013-03-29
    soldstatus $162,000
15. 2013-01-16
    historical
16. 2012-03-07
    listed $199,000
17. 2011-07-15
    status Under Contract
18. 2011-04-27
    listed $199,000 New
19. 1981-01-01
    soldstatus $42,000
20. 1979-08-01
    soldstatus $28,000

ⓘ 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: $7,721 · $643/mo
• Projected year-2 tax: $8,077 · $673/mo
• Expected delta: +$356/yr (+$30/mo · 4.6%)

ⓘ 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 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,748
• − Mortgage interest: −$27,952
• − Property taxes: −$7,721
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,340
• − Management: −$3,340
• − Depreciation: −$14,516
• Taxable loss: −$17,615
• Est. tax savings @ 24.0%: +$4,228
• After-tax cash flow: $-4,409/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: North Shore Central School District
• NCES district ID: 3626370
• Math proficiency: 88% ▼ -3.00%
• Reading proficiency: 84% ▼ -2.00%
• Median HH income: $113,973
• Composite: 78.77/100
• National rank: #69
• State rank: #24 of 590 in NY

Livability — Sea Cliff

• Score: 79/100
• State rank: #133
• US rank: #2125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sea Cliff, NY
• City population: 5,037
• Population (ZIP): 5,037

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Cuban 2%
• Common ancestry: Romanian 5% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 89% English-only · Other Indo-European 2% Russian/Polish/Slavic 2% Spanish 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: ▼ -101.71%
• Current HPI: 294.4493
• 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

+1682.1% since first listed

17 events — show timeline

• 2026-06-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $515,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-10 Price Changed $545,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $569,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-08 Listed $619,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-09-19 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2013-04-05 Sold (Public Records) $162,000 Public Records
• 2013-03-29 Sold (MLS) $162,000 OneKey® MLS as Distributed by MLS Grid
• 2013-01-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-03-07 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2011-07-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2011-04-27 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 1981-01-01 Sold (Public Records) $42,000 Public Records
• 1979-08-01 Sold (Public Records) $28,000 Public Records

Property tax history

+4.0%/yr

Latest (2024): $7,721 · -1.0% YoY. Source: county tax records.