10 Matinecock Ave Unit Dock D · Manorhaven, NY 11050

$299,999

2 bd · 1.0 ba · 1,470 sqft · SingleFamily · 45 Days on market

Built 1986 Good condition

---

Why this score? — see what drove the B+ 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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Start living your waterfront lifestyle today! This floating houseboat offers the perfect blend of comfort, charm, and adventure. Featuring 2 bedrooms and 1 bathroom with ample closet space, the open floor plan is ideal for both everyday living and entertaining. Enjoy multiple outdoor living spaces, including a balcony off the kitchen, a spacious lower deck, and an upper deck with breathtaking 360-degree panoramic view of Manhasset Bay. The pressure-treated wood decking adds durability and a unique coastal character. Located in a prime waterfront setting, just moment from Bat Walk Park, Scenic waterfront paths, marinas , and the vibrant shopping, dining, and amenities of Part Washington's to

Key facts

• Floating houseboat
• Open floor plan
• Spacious lower deck

Tags

• FLOATING HOUSEBOAT
• OPEN FLOOR PLAN
• MULTIPLE OUTDOOR LIVING SPACES
• BALCONY OFF THE KITCHEN
• SPACIOUS LOWER DECK
• UPPER DECK WITH PANORAMIC VIEW

Property features AI

Finance

• Other: Living area measured by CubiCasa
• HOA & community: Gated community amenities; Community parking and trash services; Monthly docking fee of $1,500

Exterior

• Parking: Parking lot
• Security: Gated community
• Utilities: Electricity available and connected; Propane; Water available; Trash collection (private); No sewer service listed; Electric service by other provider
• Home design: Three-or-more level layout
• Construction: Other construction materials; Other foundation type
• Exterior features: Waterfront property

Interior

• Kitchen: Granite counters; Breakfast bar; Dishwasher; Oven; Refrigerator
• Bedrooms: First-floor bedroom (one of the home's bedrooms is on the first floor)
• Flooring: Laminate; Linoleum; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Central air; Ductless cooling; Oil heating; ENERGY STAR qualified equipment
• Interior features: First-floor bedroom; First-floor full bath; Beamed ceilings; Breakfast bar; Built-in features; Formal dining room; Granite counters; Bay windows; Skylights
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#279 in NY, #4,435 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: housing D+, amenities D-, cost of living F.
• Port Washington Union Free School District (suburban): math 75% / reading 72% proficiency, ranked #69 of 590 in NY (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Guggenheim Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 492 students, 0% FRL); Carrie Palmer Weber Middle School (math 63% / reading 71%, grade A-, #101 of 729 statewide, top 15%, 1,216 students, 0% FRL); Paul D Schreiber Senior High School (math 100% / reading 77%, grade A, #299 of 1,100 statewide, top 27%, 1,613 students, 6% FRL).
• Market conditions: Rents rising fast (+17.0%/yr); 152 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• This rent runs 32% of the median local income ($154k/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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $669/mo.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance); major wind risk, 27% 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 $290,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. 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: 1.37% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $754,110
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Sagamore Hill Dr	0.15mi	2/1.0	1,400 (-5%)	13mo	$120,000	$86	74
22 Harbor Rd	0.34mi	3/2.0 (+1)	1,477 (+0%)	9mo	$805,000	$545	66
4 Edgewood Rd	0.55mi	3/3.5 (+1)	1,593 (+8%)	23mo	$818,000	$513	26

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $5,123
• Equity at exit: $44,731

10-year hold

• IRR: 16.4%
• Equity multiple: 2.73×
• Total profit: $145,671
• Equity at exit: $25,938

Cash invested: $84,000 (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 11050

• Rents YoY: 17.0%
• Active inventory: 152
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,099 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$861
• Net cashflow: $496

Break-even live

Break-even rent $3,471

Max offer price $299,999

Occupancy floor 83%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Nesaquake Ave Unit 1st Fl Port Washington, NY	2.0	1.0	1148	$3,475	$3.03	13d	1	0.26mi
24 Sintsink Dr W Port Washington, NY	3.0	2.5	1800	$6,500	$3.61	43d	1	0.36mi
5 Ashwood Rd Port Washington, NY	3.0	1.0	1092	$4,750	$4.35	15d	1	0.53mi
9 Graywood Rd Unit B1 Port Washington, NY	2.0	1.5	1500	$3,600	$2.40	43d	1	0.63mi
46 Firwood Rd Unit 1st Port Washington, NY	2.0	2.5	1618	$3,200	$1.98	43d	1	0.71mi
49 Ashwood Rd Unit A Port Washington, NY	2.0	2.5	1300	$4,300	$3.31	43d	1	0.72mi
161 Main St Unit 161-B Port Washington, NY	2.0	1.0	878	$3,000	$3.42	43d	1	0.73mi
15 Juniper Rd Unit 2nd Fl Port Washington, NY	2.0	1.0	1500	$3,150	$2.10	43d	1	0.75mi
51 Inwood Rd Unit B Port Washington, NY	3.0	2.5	1600	$5,500	$3.44	4d	1	0.81mi
74 Ashwood Rd Unit 1st Fl Port Washington, NY	3.0	1.5	1125	$3,550	$3.16	43d	1	0.82mi
7 Linwood Rd N Unit 2nd Fl Port Washington, NY	3.0	2.0	1178	$4,750	$4.03	43d	1	0.82mi
231 Manorhaven Blvd Port Washington, NY	2.0	1.0	1100	$3,500	$3.18	44d	1	0.83mi
53 Juniper Rd Unit B Port Washington, NY	3.0	2.5	1500	$4,600	$3.07	43d	1	0.86mi
68 Inwood Rd #2 Port Washington, NY	2.0	1.0	1090	$3,450	$3.17	13d	1	0.86mi
4 Annette Dr Port Washington, NY	3.0	2.0	1562	$5,600	$3.59	16d	1	0.86mi
69 Inwood Rd Unit 2nd FL Port Washington, NY	3.0	1.5	1100	$3,600	$3.27	18d	1	0.87mi
95 Graywood Rd Unit 2nd Fl Port Washington, NY	3.0	1.0	1000	$3,100	$3.10	43d	1	0.88mi
5 Dunes Ln Unit A Port Washington, NY	3.0	2.0	1400	$3,700	$2.64	20d	1	0.91mi
68 Kirkwood Rd Port Washington, NY	2.0	1.0	900	$3,200	$3.56	43d	1	0.91mi
28 Dunes Ln Unit B Port Washington, NY	3.0	2.5	1600	$5,500	$3.44	43d	1	0.95mi
13 Herbert Ave Port Washington, NY	3.0	1.5	1118	$5,000	$4.47	21d	1	0.95mi
38 Avenue B Unit 2nd Fl Port Washington, NY	2.0	1.0	1500	$3,625	$2.42	43d	1	0.95mi
65 Linwood Rd N Port Washington, NY	3.0	1.0	1000	$3,475	$3.48	2d	1	0.97mi
60 Marwood Rd N Unit B Port Washington, NY	2.0	3.5	1540	$3,850	$2.50	43d	1	0.98mi
14 Cornwall Ln Sands Point, NY	3.0	2.0	1200	$4,000	$3.33	43d	1	1.06mi
71 Haven Ave Unit Upper Port Washington, NY	3.0	2.5	1550	$4,700	$3.03	43d	1	1.20mi

Listing history 13 events

1. 2026-06-18
   days on market $299,999 Active 45 DOM
2. 2026-06-17
   days on market $299,999 Active 44 DOM
3. 2026-06-16
   days on market $299,999 Active 43 DOM
4. 2026-06-15
   days on market $299,999 Active 42 DOM
5. 2026-06-13
   days on market $299,999 Active 40 DOM
6. 2026-06-09
   days on market $299,999 Active 36 DOM
7. 2026-06-08
   days on market $299,999 Active 35 DOM
8. 2026-06-07
   days on market $299,999 Active 34 DOM
9. 2026-06-04
   days on market $299,999 Active 31 DOM
10. 2026-06-03
    days on market $299,999 Active 30 DOM
11. 2026-06-02
    days on market $299,999 Active 29 DOM
12. 2026-06-01
    days on market $299,999 Active 28 DOM
13. 2026-05-31
    days on market $299,999 Active 27 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone VE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 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: $49,190
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$9,528
• − Repairs & maintenance: −$3,935
• − Management: −$3,935
• − Depreciation: −$8,727
• Taxable income: $1,760
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $5,531/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This waterfront houseboat offers a good condition with minimal repairs needed. It's move-in ready with a good ROI potential for both resale and rental.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Replace worn-out flooring — Improves aesthetics and functionality
• Both Upgrade kitchen appliances — Modernizes the space and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Replace worn-out flooring — Improves aesthetics and functionality ↑
• Both Upgrade kitchen appliances — Modernizes the space and attracts buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Port Washington Union Free School District
• NCES district ID: 3623580
• Math proficiency: 75% ▼ -2.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $108,016
• Composite: 67.83/100
• National rank: #362
• State rank: #69 of 590 in NY

Livability — Manorhaven

• Score: 74/100
• State rank: #279
• US rank: #4435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manorhaven, NY
• County: Nassau County · 653,051 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 32,794
• Household income: $154,225
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 857.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 10% Asian 10% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Scotch-Irish 5% Romanian 4% Italian 3%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 14% Other Indo-European 3% Chinese 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: ▼ -893.18%
• Current HPI: 260.9293
• Rent YoY: ▲ 17.00%
• 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

1 event — show timeline

• 2026-04-24 Listed $299,999 OneKey® MLS as Distributed by MLS Grid