1 Peters Ln · Plandome, NY 11030

$2,199,000

5 bd · 3.5 ba · 3,104 sqft · SingleFamily public records · 18 Days on market

Built 1981 0.48 ac lot Est $2558k · 14% 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 +13.8/15.0
• Schools +8.3/10.0
• Appreciation +7.7/10.0
• Cash flow +7.3/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.4/10.0

Listing remarks

Rare opportunity to acquire this classic, brick colonial nestled in the sought-after village of Plandome. Built with timeless appeal, this 3,100+/- sqft residence offers an effortless layout, showcasing a welcoming entry foyer, formal living and dining rooms, a generously sized kitchen that opens to an expansive den with high ceilings, and a first-floor bedroom with full bath and laundry. Upstairs, the primary suite offers vaulted ceilings, a walk-in closet, and a private en-suite bath, while three additional bedrooms and a full bath complete the second floor. Set on a shy half-acre, the property is framed by mature plantings and offers both privacy and potential. For the buyer with vision,

Key facts

• 0.48 acre lot
• 2 garage spots
• Built 1981

Property features AI

Exterior

• Parking: Driveway; 2‑car garage
• Utilities: Cesspool sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single family residence
• Construction: Brick, frame and vinyl siding construction
• Exterior features: Not waterfront; No additional parcels

Interior

• Kitchen: Convection oven; Dishwasher; Range
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Double vanity; Entrance foyer; Formal dining room; Walk-in closets; Partial basement; Pull-down attic stairs; 10 total rooms; Two levels
• Laundry & utility: Washer and dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $2.20M.

Deal economics

• At list price, monthly cash flow is $-3k ($-36k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.68M (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.42M (35.3% below list).
• Recommended offer: $1.42M (35.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#252 in NY, #3,944 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute A; Watch: amenities D-, cost of living F.
• Manhasset Union Free School District (suburban): math 86% / reading 84% proficiency, ranked #8 of 590 in NY (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Shelter Rock Elementary School (math 85% / reading 82%, grade A+, #128 of 2,108 statewide, top 6%, 651 students, 0% FRL); Manhasset Middle School (math 84% / reading 79%, grade A+, #22 of 729 statewide, top 3%, 521 students, 6% FRL); Manhasset Secondary School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 962 students, 8% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: 119 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).

Forward outlook

• In year one you build about $134k of equity ($15k loan paydown + $118k appreciation (5.4% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$214k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($2.17M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.10M; list at $2.20M implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,421,720 (35.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $2,557,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Kimson Ct	0.09mi	6/3.5 (+1)	3,377 (+9%)	4mo	$2,450,511	$726	73
60 Longridge Rd	0.25mi	4/2.5 (-1)	3,050 (-2%)	12mo	$3,200,000	$1,049	66
39 Hawthorne Pl	0.56mi	5/3.5	3,019 (-3%)	4mo	$3,135,000	$1,038	66
36 South Dr	0.47mi	6/3.5 (+1)	3,136 (+1%)	10mo	$2,700,000	$861	63
134 Circle Dr	0.33mi	4/3.5 (-1)	3,300 (+6%)	12mo	$2,550,000	$773	59
184 Circle Dr	0.40mi	5/4.5	3,469 (+12%)	5mo	$2,675,000	$771	54
38 Mason Dr	0.52mi	4/3.5 (-1)	2,805 (-10%)	3mo	$2,730,000	$973	52
3 West Dr	0.56mi	4/4.0 (-1)	2,802 (-10%)	0mo	$2,750,000	$981	50
336 Nassau Ave	0.57mi	4/3.5 (-1)	3,277 (+6%)	11mo	$2,700,000	$824	50
177 Bourndale Rd N	0.34mi	4/3.5 (-1)	2,640 (-15%)	12mo	$2,100,000	$795	44
216 Park Ave	0.70mi	4/3.0 (-1)	2,900 (-7%)	11mo	$2,100,000	$724	40
167 Hemlock Rd	0.47mi	6/4.0 (+1)	3,543 (+14%)	10mo	$2,450,000	$692	39

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

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.59×
• Total profit: $365,944
• Equity at exit: $1,297,368

10-year hold

• IRR: 10.6%
• Equity multiple: 3.03×
• Total profit: $1,247,500
• Equity at exit: $2,282,624

Cash invested: $615,720 (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 11030

• Home prices YoY: 1.9%
• Active inventory: 119
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $14,217 high
• Mortgage (P&I): −$11,532
• Tax from tax record: −$1,745 /mo · $20,945/yr
• Insurance: −$916
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,986
• Net cashflow: $-2,962

Break-even live

Break-even rent $17,966

Max offer price $1,675,774

Occupancy floor —

Sensitivity live

Price	-10% $-1,717	-5% $-2,339	+0% $-2,962	+5% $-3,584	+10% $-4,207
Rent	-10% $-4,085	-5% $-3,523	+0% $-2,962	+5% $-2,400	+10% $-1,839
Rate	-1.0pp $-1,854	-0.5pp $-2,403	base $-2,962	+0.5pp $-3,532	+1.0pp $-4,111

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: $549,750
• Closing costs: $65,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Plandome Dr Manhasset, NY	6.0	5.5	3600	$13,500	$3.75	0d	1	0.29mi
18 Heights Rd Manhasset, NY	5.0	4.5	4411	$25,000	$5.67	8d	1	0.47mi
106 Thayer Rd Manhasset, NY	5.0	3.0	2793	$12,000	$4.30	0d	1	0.81mi
72 Highland Ter Manhasset, NY	4.0	2.0	2216	$6,400	$2.89	45d	1	0.94mi
27 Pine St Port Washington, NY	4.0	4.5	3570	$14,200	$3.98	0d	1	0.98mi
90 Mackey Ave Port Washington, NY	4.0	2.5	2580	$7,500	$2.91	4d	1	1.04mi
79 Reid Ave Port Washington, NY	5.0	3.5	3092	$15,000	$4.85	13d	1	1.25mi
20 N Ravine Rd Great Neck, NY	6.0	5.5	4000	$12,500	$3.12	0d	1	1.25mi

Listing history 4 events

1. 2026-05-04
   status Pending
2. 2026-04-13
   listed $2,199,000 Active
3. 2026-04-07
   historical $2,199,000
4. 2003-05-16
   soldstatus $1,100,000

ⓘ 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: $20,945 · $1,745/mo
• Projected year-2 tax: $29,054 · $2,421/mo
• Expected delta: +$8,109/yr (+$676/mo · 38.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $170,606
• − Mortgage interest: −$123,178
• − Property taxes: −$20,945
• − Insurance: −$10,995
• − Repairs & maintenance: −$13,649
• − Management: −$13,649
• − Depreciation: −$63,971
• Taxable loss: −$75,780
• Est. tax savings @ 24.0%: +$18,187
• After-tax cash flow: $-17,355/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: Manhasset Union Free School District
• NCES district ID: 3618270
• Math proficiency: 86% ▬ 0.00%
• Reading proficiency: 84% ▲ 2.00%
• Median HH income: $166,795
• Composite: 82.99/100
• National rank: #17
• State rank: #8 of 590 in NY

Livability — Plandome

• Score: 75/100
• State rank: #252
• US rank: #3944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plandome, NY
• Population (ZIP): 17,703

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 (67%)
• Race & ethnicity: White 67% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, South Korea, Canada
• Languages at home: 74% English-only · Chinese 9% Other Indo-European 8% Korean 3%

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: ▲ 5.38%
• Current HPI: 288.8947
• 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

+99.9% since first listed

4 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Listed $2,199,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $2,199,000 OneKey® MLS as Distributed by MLS Grid
• 2003-05-16 Sold (Public Records) $1,100,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $20,945 · +9.3% YoY. Source: county tax records.