96 Cedar Dr W · Plainview, NY 11803

$809,000

4 bd · 2.0 ba · 1,810 sqft · SingleFamily public records · 15 Days on market

Built 1964 9,800 sqft lot $447/sqft · 24% below area Est $1059k · 24% 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 +8.0/10.0
• Cash flow +6.1/30.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and spacious 4 bedroom 2 bath hi-ranch in the heart of Plainview. Large rooms with hardwood floors under carpet, eat in kitchen and a 2 car garage set on an oversized 70x140 lot. Ready for new owners to make this their home! House is being sold As-Is.

Key facts

• 9,800 sq ft lot
• 2 garage spots
• Built 1964

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $809k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $542k (33.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $556k (31.2% below list).
• Recommended offer: $542k (33.0% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 2.7% in Plainview — 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 85/100 on livability (#36 in NY, #554 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: cost of living F.
• Plainview-Old Bethpage Central School District (suburban): math 88% / reading 86% proficiency, ranked #20 of 590 in NY (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 158 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• This rent runs 36% of the median local income ($188k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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 15 days — a 2% lower offer ($797k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $809k implies a 1371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $541,663 (33.0% 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. Built in 1964 — 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: 0.69% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 12.1

CMA / ARV

• ARV (median comp): $1,058,861
• List price: $809,000
• Delta: -23.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Cedar Dr E	0.51mi	4/1.5	1,805 (-0%)	1mo	$990,000	$548	73
15 Vista Rd	0.40mi	3/2.5 (-1)	1,800 (-1%)	3mo	$1,150,000	$639	71
44 Wallace Dr	0.27mi	4/2.5	2,000 (+10%)	2mo	$999,000	$500	66
20 Vista Rd	0.40mi	3/2.0 (-1)	1,910 (+6%)	1mo	$1,355,000	$709	66
43 Maplewood Dr	0.34mi	3/2.5 (-1)	1,689 (-7%)	1mo	$1,025,000	$607	65
7 Judith St	0.32mi	4/2.5	2,029 (+12%)	2mo	$1,163,000	$573	62
25 Westbury Ave	0.65mi	4/2.0	1,890 (+4%)	2mo	$920,000	$487	60
26 Glenwood Rd	0.66mi	3/2.5 (-1)	1,827 (+1%)	3mo	$1,225,000	$670	59
11 Fordham Dr	0.74mi	3/2.0 (-1)	1,800 (-1%)	2mo	$888,000	$493	58
5 Hillvale Rd	0.75mi	3/2.5 (-1)	1,796 (-1%)	1mo	$1,340,000	$746	56
24 Glenwood Rd	0.67mi	3/2.5 (-1)	1,888 (+4%)	3mo	$1,200,000	$636	52
39 Garnet Ln	0.56mi	4/2.0	1,554 (-14%)	2mo	$999,000	$643	49

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: -30.3%
• Equity multiple: -0.00×
• Total profit: $-227,198
• Equity at exit: $120,625

10-year hold

• IRR: -32.0%
• Equity multiple: -0.42×
• Total profit: $-320,817
• Equity at exit: $69,948

Cash invested: $226,520 (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 11803

• Active inventory: 158
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $5,564 high
• Mortgage (P&I): −$4,242
• Tax from tax record: −$1,329 /mo · $15,950/yr
• Insurance: −$337
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,168
• Net cashflow: $-1,513

Break-even live

Break-even rent $7,479

Max offer price $541,663

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: $202,250
• Closing costs: $24,270
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Winthrop Rd Plainview, NY	3.0	2.5	1827	$6,000	$3.28	44d	1	0.47mi
8 Spector Ln Plainview, NY	3.0	3.0	1439	$5,600	$3.89	1d	1	0.54mi
6 Patricia St Plainview, NY	5.0	3.0	2500	$5,900	$2.36	44d	1	0.56mi
36 Forest Dr Plainview, NY	4.0	3.5	2034	$4,900	$2.41	1d	1	0.64mi
36 Forest Dr Plainview, NY	4.0	3.5	2034	$4,900	$2.41	13d	1	0.64mi
40 Relda St Plainview, NY	4.0	2.0	1810	$5,200	$2.87	1d	1	0.74mi
41 Eaton Rd Syosset, NY	3.0	2.5	1701	$6,300	$3.70	1d	1	0.87mi
59 Andover Ln Hicksville, NY	4.0	3.0	2156	$5,500	$2.55	1d	1	0.89mi
12 Vernon St Plainview, NY	5.0	2.0	2614	$5,800	$2.22	1d	1	0.92mi
21 Gary Rd Syosset, NY	3.0	2.5	1500	$5,300	$3.53	19d	1	1.03mi
102 Birchwood Park Dr Syosset, NY	4.0	2.0	1565	$5,000	$3.19	10d	1	1.09mi
4 Hope Dr Plainview, NY	3.0	2.0	1690	$4,800	$2.84	44d	1	1.14mi
62 Summit St Hicksville, NY	4.0	2.0	1973	$5,500	$2.79	24d	1	1.16mi
24 Elderberry Rd Syosset, NY	4.0	2.0	1302	$5,200	$3.99	1d	1	1.19mi
11 Halcourt Dr Plainview, NY	3.0	2.0	1608	$1,550	$0.96	13d	1	1.24mi
14 Glenn Dr Woodbury, NY	4.0	3.0	1568	$6,200	$3.95	1d	1	1.31mi
52 Miller Pl Syosset, NY	4.0	3.0	1561	$5,950	$3.81	13d	1	1.37mi

Listing history 4 events

1. 2026-05-08
   status Pending 258-char remark

   Show marketing remark (258 chars)

   Bright and spacious 4 bedroom 2 bath hi-ranch in the heart of Plainview. Large rooms with hardwood floors under carpet, eat in kitchen and a 2 car garage set on an oversized 70x140 lot. Ready for new owners to make this their home! House is being sold As-Is.

2. 2026-04-23
   listed $809,000 Active 258-char remark

   Show marketing remark (258 chars)

   Bright and spacious 4 bedroom 2 bath hi-ranch in the heart of Plainview. Large rooms with hardwood floors under carpet, eat in kitchen and a 2 car garage set on an oversized 70x140 lot. Ready for new owners to make this their home! House is being sold As-Is.

3. 2026-04-23
   historical $809,000 258-char remark

   Show marketing remark (258 chars)

   Bright and spacious 4 bedroom 2 bath hi-ranch in the heart of Plainview. Large rooms with hardwood floors under carpet, eat in kitchen and a 2 car garage set on an oversized 70x140 lot. Ready for new owners to make this their home! House is being sold As-Is.

4. 1977-10-01
   soldstatus $55,000

ⓘ 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: $15,950 · $1,329/mo
• Projected year-2 tax: $15,950 · $1,329/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,766
• − Mortgage interest: −$45,317
• − Property taxes: −$15,950
• − Insurance: −$4,045
• − Repairs & maintenance: −$5,341
• − Management: −$5,341
• − Depreciation: −$23,535
• Taxable loss: −$32,763
• Est. tax savings @ 24.0%: +$7,863
• After-tax cash flow: $-10,297/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: Plainview-Old Bethpage Central School District
• NCES district ID: 3623220
• Math proficiency: 88% ▲ 1.00%
• Reading proficiency: 86% ▲ 7.00%
• Median HH income: $122,932
• Composite: 80.45/100
• National rank: #47
• State rank: #20 of 590 in NY

Livability — Plainview

• Score: 85/100
• State rank: #36
• US rank: #554

Category grades

Amenities A- 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: Plainview, NY
• County: Nassau County · 653,051 people
• City population: 29,713
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,713
• Household income: $187,514
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 169.0

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 (74%)
• Race & ethnicity: White 74% Asian 19% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 10% Scotch-Irish 6% Italian 2%
• Foreign-born: 16% · China, South Korea, Canada
• Languages at home: 81% English-only · Other Indo-European 7% Chinese 4% Korean 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: ▼ -825.62%
• Current HPI: 298.0511
• Rent YoY: —
• 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

+1370.9% since first listed

4 events — show timeline

• 2026-05-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $809,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $809,000 OneKey® MLS as Distributed by MLS Grid
• 1977-10-01 Sold (Public Records) $55,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $15,950 · +3.0% YoY. Source: county tax records.