53 Valentine St · Glen Cove, NY 11542

$579,000

2 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 8 Days on market

Built 1915 5,000 sqft lot $539/sqft · 20% below area Est $723k · 20% 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 +8.9/30.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Home, Pictures Coming Soon! 2 Bedrooms, 1.5 Baths, One Included Half Bath On The First Floor, No CO!! Closet Space Through Out The Entire Home. Plenty Of Family Room, Wood Floors Throughout, Upstairs Wood Floors Under Carpet, Updated Elec., Attached Garage Converted To A Man Cave/ Entertainment Space. All Schools Located Within 2 Miles, Glen Cove Beach Is Just A Few Block Away Must See!! No Flood Insurance Required.

Key facts

• 5,000 sq ft lot
• Garage
• Built 1915

Property features AI

Exterior

• Parking: Detached parking; Driveway; 1-car garage
• Utilities: Public sewer
• Home design: Single family residence; Living area measured by appraiser
• Construction: Frame construction; Other construction materials; Other foundation details
• Exterior features: Not waterfront; No additional parcels

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Total of 8 rooms (includes bedrooms and living space)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window air conditioning units; Natural gas heating; Oil heating; Other heating
• Interior features: Finished attic with stairs; Unfinished basement with storage space and walk-out access; Other interior features
• Laundry & utility: Utilities listed as 'See Remarks'

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $579k.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $496k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (34.6% below list).
• Recommended offer: $379k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.7% in Glen Cove — 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 65/100 on livability (#685 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: schools C-, housing C-, amenities F.
• Glen Cove City School District (suburban): math 50% / reading 55% proficiency, ranked #312 of 590 in NY (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.4%/yr); 145 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $3,787/mo this rent would consume 49% of the median local household income ($93k/yr) (locally 1667% 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 $4k of loan paydown is wiped out by about $17k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $378,689 (34.6% 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 1915 — 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. 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?
5. 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.
6. 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.
7. 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: 0.65% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 12.7

CMA / ARV

• ARV (median comp): $722,652
• List price: $579,000
• Delta: -12.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 1/2 Ellwood St	0.27mi	1/1.0 (-1)	1,100 (+2%)	8mo	$535,000	$486	72
24 Coles St	0.16mi	3/1.0 (+1)	1,132 (+5%)	13mo	$590,000	$521	67
8 Towle Pl	0.73mi	2/1.0	1,100 (+2%)	0mo	$595,000	$541	61
70 Valentine St	0.09mi	1/2.0 (-1)	1,129 (+5%)	21mo	$490,000	$434	60
3 Coles St	0.25mi	3/1.5 (+1)	1,200 (+12%)	9mo	$735,000	$613	55
5 Terrace Pl	0.40mi	3/1.0 (+1)	1,176 (+10%)	13mo	$587,500	$500	50
4 Elsinore Ave	0.60mi	3/1.0 (+1)	1,100 (+2%)	18mo	$510,000	$464	48
3 Terrace Pl	0.39mi	3/1.0 (+1)	1,231 (+15%)	12mo	$612,000	$497	42

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 · 6.43% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.32×
• Total profit: $-110,494
• Equity at exit: $86,331

10-year hold

• IRR: -6.5%
• Equity multiple: 0.53×
• Total profit: $-76,321
• Equity at exit: $50,061

Cash invested: $162,120 (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 11542

• Rents YoY: 6.4%
• Active inventory: 145
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $3,787 high
• Mortgage (P&I): −$3,036
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$241
• HOA: −$0
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $-470

Break-even live

Break-even rent $4,381

Max offer price $496,029

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-306	+0% $-470	+5% $-634	+10% $-797
Rent	-10% $-769	-5% $-619	+0% $-470	+5% $-320	+10% $-171
Rate	-1.0pp $-178	-0.5pp $-322	base $-470	+0.5pp $-620	+1.0pp $-772

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: $144,750
• Closing costs: $17,370
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Clement St Glen Cove, NY	3.0	2.0	1320	$3,600	$2.73	2d	1	0.07mi
8 Locust St Glen Cove, NY	3.0	1.5	1500	$4,100	$2.73	7d	1	0.11mi
86 McLoughlin St Unit D Glen Cove, NY	2.0	1.0	722	$2,700	$3.74	44d	1	0.14mi
90 Coles St Glen Cove, NY	3.0	1.0	1200	$3,400	$2.83	19d	1	0.17mi
1 Alvin St Unit 1 Glen Cove, NY	2.0	1.0	950	$3,350	$3.53	3d	1	0.27mi
8 Jackson St Glen Cove, NY	3.0	1.0	1400	$3,750	$2.68	8d	1	0.30mi
350 Herb Hill Rd Glen Cove, NY	2.0	1.0–2.0	918	$5,726	$6.24	2d	5	0.34mi
6 Lee Gray Ct Unit 2 Glen Cove, NY	3.0	2.0	1380	$4,000	$2.90	44d	1	0.44mi
100 Garvies Point Rd Unit 1118 Glen Cove, NY	2.0	2.0	1300	$7,200	$5.54	2d	1	0.47mi
508 Breton Way Glen Cove, NY	2.0	2.0	1500	$3,850	$2.57	44d	1	0.58mi
100 Village Sq Glen Cove, NY	2.0	1.0–2.0	924	$4,761	$5.15	2d	4	0.65mi
1100 Avalon Sq Glen Cove, NY	2.0	1.0–2.0	952	$4,485	$4.71	2d	1	0.78mi
110 School St Unit 1 Glen Cove, NY	2.0	1.0	1000	$3,499	$3.50	44d	1	0.79mi
45 Hammond Rd Glen Cove, NY	3.0	2.0	1200	$3,500	$2.92	14d	1	0.80mi
26 Summit Ave Unit 2 Sea Cliff, NY	2.0	1.0	1214	$3,900	$3.21	44d	1	1.03mi
378 Sea Cliff Ave Unit 3 Sea Cliff, NY	1.0	1.0	800	$2,900	$3.62	19d	1	1.10mi
55 Sea Cliff Ave Sea Cliff, NY	1.0	1.0	700	$3,200	$4.57	25d	1	1.12mi
29 Butler St Unit 1 Glen Cove, NY	3.0	1.0	1200	$3,900	$3.25	25d	1	1.14mi
29 Butler St Unit 2 Glen Cove, NY	3.0	1.0	1200	$4,100	$3.42	44d	1	1.14mi
22B Town Path Unit 2 Glen Cove, NY	2.0	1.0	900	$3,000	$3.33	23d	1	1.18mi
226 Glen Cove Ave Unit 2nd floor Glen Cove, NY	3.0	1.5	1074	$3,200	$2.98	21d	1	1.33mi
20 Alex Ln Unit 1 Glen Cove, NY	3.0	2.0	1369	$4,500	$3.29	44d	1	1.38mi
20 Alex Ln Unit 2 Glen Cove, NY	3.0	2.0	1407	$4,000	$2.84	44d	1	1.38mi
400 Carney St Unit 403 Glen Cove, NY	1.0	1.0	900	$2,700	$3.00	19d	1	1.39mi
122 Forest Ave Unit Rear Glen Cove, NY	2.0	2.5	1500	$4,500	$3.00	3d	1	1.45mi

Listing history 13 events

1. 2026-06-04
   days on market $579,000 Active 8 DOM
2. 2026-06-03
   days on market $579,000 Active 7 DOM
3. 2026-06-02
   days on market $579,000 Active 6 DOM
4. 2026-06-01
   days on market $579,000 Active 5 DOM
5. 2026-05-31
   days on market $579,000 Active 4 DOM
6. 2026-05-15
   historical
7. 2025-12-14
   listed $629,000 Active
8. 2024-01-12
   soldstatus $515,000
9. 2023-12-05
   soldstatus $515,000 Closed 429-char remark

   Show marketing remark (429 chars)

   Beautiful Home, Pictures Coming Soon! 2 Bedrooms, 1.5 Baths, One Included Half Bath On The First Floor, No CO!! Closet Space Through Out The Entire Home. Plenty Of Family Room, Wood Floors Throughout, Upstairs Wood Floors Under Carpet, Updated Elec., Attached Garage Converted To A Man Cave/ Entertainment Space. All Schools Located Within 2 Miles, Glen Cove Beach Is Just A Few Block Away Must See!! No Flood Insurance Required.

10. 2023-09-12
    status Pending 429-char remark

    Show marketing remark (429 chars)

    Beautiful Home, Pictures Coming Soon! 2 Bedrooms, 1.5 Baths, One Included Half Bath On The First Floor, No CO!! Closet Space Through Out The Entire Home. Plenty Of Family Room, Wood Floors Throughout, Upstairs Wood Floors Under Carpet, Updated Elec., Attached Garage Converted To A Man Cave/ Entertainment Space. All Schools Located Within 2 Miles, Glen Cove Beach Is Just A Few Block Away Must See!! No Flood Insurance Required.

11. 2023-08-03
    listed $515,000 Active 429-char remark

    Show marketing remark (429 chars)

    Beautiful Home, Pictures Coming Soon! 2 Bedrooms, 1.5 Baths, One Included Half Bath On The First Floor, No CO!! Closet Space Through Out The Entire Home. Plenty Of Family Room, Wood Floors Throughout, Upstairs Wood Floors Under Carpet, Updated Elec., Attached Garage Converted To A Man Cave/ Entertainment Space. All Schools Located Within 2 Miles, Glen Cove Beach Is Just A Few Block Away Must See!! No Flood Insurance Required.

12. 2003-06-19
    soldstatus $310,000
13. 1983-09-01
    soldstatus $61,000

ⓘ 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: $2,205 · $184/mo
• Projected year-2 tax: $5,995 · $500/mo
• Expected delta: +$3,790/yr (+$316/mo · 171.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,443
• − Mortgage interest: −$32,433
• − Property taxes: −$2,205
• − Insurance: −$2,895
• − Repairs & maintenance: −$3,635
• − Management: −$3,635
• − Depreciation: −$16,844
• Taxable loss: −$16,205
• Est. tax savings @ 24.0%: +$3,889
• After-tax cash flow: $-1,747/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: Glen Cove City School District
• NCES district ID: 3612180
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 55% ▲ 6.00%
• Median HH income: $70,021
• Composite: 46.76/100
• National rank: #2391
• State rank: #312 of 590 in NY

Livability — Glen Cove

• Score: 65/100
• State rank: #685
• US rank: #12441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Cove, NY
• County: Nassau County · 653,051 people
• City population: 28,965
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,965
• Household income: $93,242
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 1667.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 14% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 5% Scotch-Irish 2% Italian 1%
• Foreign-born: 28% · Canada, China, Jamaica
• Languages at home: 60% English-only · Spanish 27% Other Indo-European 9% Chinese 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: ▼ -377.99%
• Current HPI: 275.1903
• Rent YoY: ▲ 6.43%
• 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

+849.2% since first listed

9 events — show timeline

• 2026-05-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Listed $579,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-14 Listed $629,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-12 Sold (Public Records) $515,000 Public Records
• 2023-12-05 Sold (MLS) $515,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-08-03 Listed $515,000 OneKey® MLS as Distributed by MLS Grid
• 2003-06-19 Sold (Public Records) $310,000 Public Records
• 1983-09-01 Sold (Public Records) $61,000 Public Records

Property tax history

-1.0%/yr

Latest (2024): $2,205 · +11.4% YoY. Source: county tax records.