1380 Dartmouth St · Baldwin, NY 11510

$579,000

4 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 37 Days on market

Built 1930 6,675 sqft lot $420/sqft · 30% below area Est $823k · 30% 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 +7.8/30.0
• Schools +7.4/10.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Come in and make this your very own home sweet home. This charming cape is located on a quite street far from the hustles and bustles of the shopping plazas on Grand Ave but close enough to Rockville Centre Links Club for a relaxing golf outing. Plenty of opportunity to design this four bedroom, one bath home to your tastes and style. Taxes do not reflect a STAR savings.

Key facts

• 6,675 sq ft lot
• Built 1930
• Listed 37 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family residence
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Not waterfront

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No central air
• Interior features: First-floor bedroom; First-floor full bath; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $579k.

Deal economics

• At list price, monthly cash flow is $-631 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $468k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $478k (17.5% below list).
• Recommended offer: $468k (19.2% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.7% in Baldwin — 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 (#38 in NY, #580 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Rockville Centre Union Free School District (suburban): math 82% / reading 82% proficiency, ranked #37 of 590 in NY (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: South Side Middle School (math 56% / reading 75%, grade A-, #119 of 729 statewide, top 16%, 837 students, 14% FRL); South Side High School (math 98% / reading 75%, grade A, #336 of 1,100 statewide, top 31%, 999 students, 16% FRL).
• Market conditions: 162 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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

• It's been on market 37 days — a 3% lower offer ($562k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $579k implies a 1932% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $467,565 (19.2% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 10.1

CMA / ARV

• ARV (median comp): $823,163
• List price: $579,000
• Delta: -29.66%
• 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
465 York Ct	0.20mi	4/2.0	1,541 (+12%)	6mo	$865,000	$561	62
1624 Berkeley Ave	0.43mi	3/1.0 (-1)	1,251 (-9%)	0mo	$680,000	$544	59
728 Grand Terrace Ave	0.46mi	4/2.0	1,260 (-9%)	4mo	$663,200	$526	56
311 Cedar St	0.60mi	3/3.0 (-1)	1,405 (+2%)	1mo	$700,000	$498	56
560 Stowe Ave	0.59mi	3/2.0 (-1)	1,436 (+4%)	2mo	$680,000	$474	55
1746 Rockville Dr	0.58mi	3/1.0 (-1)	1,254 (-9%)	1mo	$671,000	$535	52
610 Emerson Ave	0.70mi	3/1.0 (-1)	1,287 (-7%)	1mo	$590,000	$458	51
578 Irene St	0.70mi	3/2.0 (-1)	1,343 (-3%)	4mo	$660,000	$491	50
1620 Blenheim Rd	0.46mi	3/2.0 (-1)	1,574 (+14%)	4mo	$845,000	$537	43
671 Stanton Ave	0.58mi	3/1.5 (-1)	1,551 (+12%)	4mo	$710,000	$458	42
1139 Webber Ave	0.59mi	3/2.0 (-1)	1,224 (-11%)	4mo	$709,000	$579	41
121 Knollwood Rd	0.62mi	3/1.5 (-1)	1,574 (+14%)	0mo	$714,000	$454	41

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: -24.1%
• Equity multiple: 0.18×
• Total profit: $-133,680
• Equity at exit: $86,331

10-year hold

• IRR: -19.2%
• Equity multiple: -0.03×
• Total profit: $-166,844
• 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 11510

• Active inventory: 162
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $4,775 medium
• Mortgage (P&I): −$3,036
• Tax from tax record: −$1,126 /mo · $13,508/yr
• Insurance: −$241
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $-631

Break-even live

Break-even rent $5,574

Max offer price $467,565

Occupancy floor —

Sensitivity live

Price	-10% $-303	-5% $-467	+0% $-631	+5% $-795	+10% $-959
Rent	-10% $-1,008	-5% $-819	+0% $-631	+5% $-442	+10% $-254
Rate	-1.0pp $-339	-0.5pp $-484	base $-631	+0.5pp $-781	+1.0pp $-933

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Mayfair Ct Freeport, NY	3.0	2.5	1860	$4,750	$2.55	9d	1	1.42mi
54 Kane Ave Hempstead, NY	5.0	2.0	1750	$4,800	$2.74	45d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   statusdays on market $579,000 Pending 37 DOM
2. 2026-06-18
   days on market $579,000 Active 36 DOM
3. 2026-06-17
   days on market $579,000 Active 35 DOM
4. 2026-06-16
   days on market $579,000 Active 34 DOM
5. 2026-06-15
   days on market $579,000 Active 33 DOM
6. 2026-06-13
   days on market $579,000 Active 31 DOM
7. 2026-06-13
   days on market $579,000 Active 30 DOM
8. 2026-06-09
   days on market $579,000 Active 27 DOM
9. 2026-06-08
   days on market $579,000 Active 26 DOM
10. 2026-06-07
    days on market $579,000 Active 25 DOM
11. 2026-06-04
    days on market $579,000 Active 22 DOM
12. 2026-06-03
    days on market $579,000 Active 21 DOM
13. 2026-06-02
    days on market $579,000 Active 20 DOM
14. 2026-06-01
    days on market $579,000 Active 19 DOM
15. 2026-05-31
    days on market $579,000 Active 18 DOM
16. 2026-04-30
    listed $579,000 Active 374-char remark
17. 1979-12-01
    soldstatus $28,500

ⓘ 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: $13,508 · $1,126/mo
• Projected year-2 tax: $13,508 · $1,126/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 6/10 Major 7 d/yr ≥96°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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,303
• − Mortgage interest: −$32,433
• − Property taxes: −$13,508
• − Insurance: −$2,895
• − Repairs & maintenance: −$4,584
• − Management: −$4,584
• − Depreciation: −$16,844
• Taxable loss: −$17,545
• Est. tax savings @ 24.0%: +$4,211
• After-tax cash flow: $-3,359/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: Rockville Centre Union Free School District
• NCES district ID: 3624780
• Math proficiency: 82% ▲ 3.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $102,401
• Composite: 74.33/100
• National rank: #162
• State rank: #37 of 590 in NY

Livability — Baldwin

• Score: 85/100
• State rank: #38
• US rank: #580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baldwin, NY
• City population: 34,814
• Population (ZIP): 34,814

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 41% White 28% Hispanic / Latino 22% Two or more races 13% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Dominican 4%
• Common ancestry: Hispanic 8% Romanian 1% Scotch-Irish 1%
• Foreign-born: 25% · Canada, Dominican Republic, Jamaica
• Languages at home: 72% English-only · Spanish 15% French/Haitian/Cajun 7% Other Indo-European 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: ▼ -578.11%
• Current HPI: 314.4598
• 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

+1931.6% since first listed

2 events — show timeline

• 2026-04-30 Listed $579,000 OneKey® MLS as Distributed by MLS Grid
• 1979-12-01 Sold (Public Records) $28,500 Public Records

Property tax history

+3.1%/yr

Latest (2024): $13,508 · +0.6% YoY. Source: county tax records.