8 Broadfield Pl · Glen Cove, NY 11542

$759,000

4 bd · 2.5 ba · 2,229 sqft · SingleFamily public records · 22 Days on market

Built 1967 6,500 sqft lot $341/sqft · 23% below area Est $990k · 23% 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 +7.9/30.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this wonderful mid-block Hi Ranch offering space, comfort, and incredible value! This spacious home features large rooms throughout, including a huge den/living room perfect for entertaining, relaxing or extended living space. The eat-in kitchen offers great functionality with a convenient second staircase leading directly to the recreation room and rear yard, creating an ideal flow for everyday living and gatherings. Enjoy the outdoors in the large backyard complete with a patio, perfect for entertaining or summer enjoyment. Additional highlights include a 2-car garage, 3 full bathrooms, and a spacious primary bedroom with its own full bath. A fantastic opportunity you won't wa

Key facts

• Second staircase
• Recreation room
• Large backyard

Tags

• EAT-IN KITCHEN
• LARGE BACKYARD
• PATIO
• SECOND STAIRCASE
• RECREATION ROOM

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; No carport
• Utilities: Public sewer; Cable connected; Electricity connected
• Home design: Single family residence
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Private pool; Not waterfront

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: Total rooms: 6
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heating; Other heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Entrance foyer; Formal dining room; Finished basement; Partial attic

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $759k.

Deal economics

• At list price, monthly cash flow is $-817 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $615k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $473k (37.6% below list).
• Recommended offer: $473k (37.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.6% 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: housing C-, amenities F, commute 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.
• Zoned schools: Gribbin School (341 students, 54% FRL); Robert M Finley Middle School (math 43% / reading 47%, grade D, #342 of 729 statewide, top 48%, 710 students, 70% FRL); Glen Cove High School (math 85% / reading 87%, grade A, #347 of 1,100 statewide, top 32%, 1,050 students, 55% FRL).
• Zoned-school proficiency averages 66% at this address vs 52% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Glen Cove City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.4%/yr); 146 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,734/mo this rent would consume 61% 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 $5k of loan paydown is wiped out by about $23k 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 22 days — a 2% lower offer ($748k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $473,445 (37.6% 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 1967 — 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: 0.62% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 13.4

CMA / ARV

• ARV (median comp): $990,493
• List price: $759,000
• Delta: -23.37%
• 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
18 Stirrup Ln	0.19mi	4/3.5	2,195 (-2%)	11mo	$999,000	$455	76
239 Walnut Rd	0.26mi	5/2.5 (+1)	2,249 (+1%)	8mo	$960,000	$427	74
25 Hitching Post Ln	0.27mi	4/3.0	2,349 (+5%)	3mo	$980,000	$417	74
21 Hitching Post Ln	0.29mi	5/2.5 (+1)	2,386 (+7%)	3mo	$760,000	$319	67
125 Highland Rd	0.67mi	4/3.0	2,336 (+5%)	1mo	$1,415,000	$606	58
24 2nd Ave	0.47mi	3/2.0 (-1)	2,190 (-2%)	13mo	$800,000	$365	57
7 Ashleigh Ct	0.49mi	4/3.0	2,036 (-9%)	7mo	$900,000	$442	55
105 Walnut Rd	0.68mi	3/2.5 (-1)	2,162 (-3%)	11mo	$860,000	$398	49
7 Avenue B	0.44mi	3/2.5 (-1)	2,486 (+12%)	8mo	$750,000	$302	49
15 North Ln	0.74mi	4/3.5	2,318 (+4%)	12mo	$1,125,000	$485	45
9 Bittersweet Ln	0.52mi	5/3.0 (+1)	2,469 (+11%)	8mo	$880,000	$356	44
51 Highland Rd	0.75mi	3/2.5 (-1)	2,500 (+12%)	16mo	$1,400,000	$560	27

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: -21.0%
• Equity multiple: 0.25×
• Total profit: $-158,498
• Equity at exit: $113,169

10-year hold

• IRR: -8.9%
• Equity multiple: 0.38×
• Total profit: $-132,050
• Equity at exit: $65,624

Cash invested: $212,520 (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 11542

• Rents YoY: 6.4%
• Active inventory: 146
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $4,734 high
• Mortgage (P&I): −$3,980
• Tax from tax record: −$261 /mo · $3,132/yr
• Insurance: −$316
• HOA: −$0
• Vacancy / Maint / Mgmt: −$994
• Net cashflow: $-817

Break-even live

Break-even rent $5,769

Max offer price $614,612

Occupancy floor —

Sensitivity live

Price	-10% $-388	-5% $-603	+0% $-817	+5% $-1,032	+10% $-1,247
Rent	-10% $-1,191	-5% $-1,004	+0% $-817	+5% $-630	+10% $-443
Rate	-1.0pp $-435	-0.5pp $-624	base $-817	+0.5pp $-1,014	+1.0pp $-1,214

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: $189,750
• Closing costs: $22,770
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Forest Ave Glen Cove, NY	3.0	1.5	1983	$3,900	$1.97	46d	1	0.19mi
9 Nassau Rd Unit 1 Glen Cove, NY	3.0	2.5	1600	$4,100	$2.56	21d	1	0.39mi
26 Purdue Rd Glen Cove, NY	4.0	2.0	1500	$4,800	$3.20	27d	1	0.41mi
1 Edgehill Rd Glen Cove, NY	4.0	4.5	2500	$6,300	$2.52	4d	1	0.47mi
63 Franklin Ave Glen Cove, NY	3.0	1.0	1817	$3,400	$1.87	46d	1	0.56mi
21 Franklin Ave Glen Cove, NY	4.0	2.0	1467	$5,400	$3.68	14d	1	0.76mi
18 Park Ave Glen Cove, NY	3.0	2.0	1600	$3,995	$2.50	27d	1	0.83mi
41 S 4th St Locust Valley, NY	5.0	2.5	1853	$6,300	$3.40	17d	1	0.94mi
29 Birch St Locust Valley, NY	4.0	4.0	2200	$6,200	$2.82	46d	1	1.06mi
29 Hendrick Ave Unit B Glen Cove, NY	3.0	1.0	1546	$3,200	$2.07	27d	1	1.10mi
8 Lee Gray Ct Glen Cove, NY	4.0	2.5	1900	$4,800	$2.53	0d	1	1.16mi
21 Continental Pl Unit B Glen Cove, NY	4.0	2.0	2819	$4,950	$1.76	12d	1	1.19mi
32 East Ave Unit 1 Glen Cove, NY	3.0	2.0	1800	$3,650	$2.03	3d	1	1.39mi

Listing history 7 events

1. 2026-06-07
   status $759,000 Pending 22 DOM
2. 2026-06-04
   days on market $759,000 Active 22 DOM
3. 2026-06-03
   days on market $759,000 Active 21 DOM
4. 2026-06-02
   days on market $759,000 Active 20 DOM
5. 2026-06-01
   days on market $759,000 Active 19 DOM
6. 2026-05-31
   days on market $759,000 Active 18 DOM
7. 2026-05-01
   listed $759,000 Active 715-char remark

ⓘ 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: $3,132 · $261/mo
• Projected year-2 tax: $7,980 · $665/mo
• Expected delta: +$4,847/yr (+$404/mo · 154.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $56,813
• − Mortgage interest: −$42,516
• − Property taxes: −$3,132
• − Insurance: −$3,795
• − Repairs & maintenance: −$4,545
• − Management: −$4,545
• − Depreciation: −$22,080
• Taxable loss: −$23,800
• Est. tax savings @ 24.0%: +$5,712
• After-tax cash flow: $-4,096/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

2 events — show timeline

• 2026-06-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $759,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2023): $3,132 · +168.9% YoY. Source: county tax records.