124 Greystone Rd · Rockville Centre, NY 11570

$750,000

4 bd · 2.0 ba · 1,670 sqft · SingleFamily public records · 50 Days on market

Built 1941 6,000 sqft lot $449/sqft · 27% below area Est $1023k · 27% under

---

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 +7.5/30.0
• Schools +6.7/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cape-styled, mid-block home in the sought-after Greystone section within The Village of Rockville Centre—a home that greets you with warmth, character, and a sense of possibility. A charming French door entry from the mudroom sets a welcoming tone as you step inside. The first floor unfolds with an easy, natural flow. Original wood floors add timeless appeal, leading into a bright living room where a picture window and fireplace create a cozy focal point. The dining area sits just off the living room, offering a seamless connection for everyday living and gatherings. In the kitchen, a cheerful breakfast nook invites relaxed mornings, opening to a den providing an additional space to unwind. Two first-floor bedrooms and a full bath with a tub/shower offer convenient main-level living. Storage is thoughtfully placed throughout, including a pantry, utility closet, and linen closet. Upstairs, two additional bedrooms; one of which is also perfectly suited for additional living space and a home office area, provide flexibility for your changing needs. A full ensuite bath and generous closets complete this level. The basement extends the home’s usable space with carpeting, paneling, a workbench area, a dedicated laundry area, and vast storage space. Outdoors, the fully fenced yard and cement patio create a setting for relaxing and entertaining. The attached garage has direct entry into the den/kitchen area adding to everyday ease. Close to LIRR, Parkways, Playground/Rec Center, Village Restaurants/Shopping. Make this house your home and experience all that Rockville Centre has to offer! Mechanical info - Burnham Boiler 2013, Steam Heat to radiators with a hot water baseboard loop for den, 50 Gal. A.O. Smith free standing hot water heater 2022, 200 Amp electrical service, 2 Oversized basement windows suitable for egress, Easy basement access to water meter and sewer clean out, Roof 2004, Repointed Chimney 2021, Professional asbestos abatement of steam pipe insulation, Power garage door opener 2026 Tax Info - Village Tax $4,297, General Tax $1077, School Tax $10,402 STAR exemption not included. Taxes grieved for past 10 years including 2027/2028

Key facts

• French door entry
• Picture window
• Dining area

Tags

• FRENCH DOOR ENTRY
• ORIGINAL WOOD FLOORS
• BRIGHT LIVING ROOM
• PICTURE WINDOW
• FIREPLACE
• DINING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $-925 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $587k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $528k (29.7% below list).
• Recommended offer: $528k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.5% in Rockville Centre — 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 86/100 on livability (#17 in NY, #365 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living F.
• Oceanside Union Free School District (suburban): math 69% / reading 77% proficiency, ranked #75 of 590 in NY (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 143 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• This rent runs 40% of the median local income ($157k/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 $5k of loan paydown is wiped out by about $22k 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 50 days — a 3% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.
• Current owner paid $428k; list at $750k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $527,556 (29.7% 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 50 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — 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: 0.70% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.76
• GRM: 11.8

CMA / ARV

• ARV (median comp): $1,023,098
• List price: $750,000
• Delta: -26.69%
• 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
2306 Charing Cross Rd	0.33mi	4/2.0	1,612 (-4%)	2mo	$744,800	$462	78
441 New York Ave	0.24mi	4/2.5	1,564 (-6%)	4mo	$768,000	$491	73
4 Lancaster Ave	0.46mi	3/1.5 (-1)	1,625 (-3%)	1mo	$760,000	$468	66
2 Meadow Ln	0.35mi	3/2.0 (-1)	1,542 (-8%)	3mo	$850,000	$551	64
121 Knollwood Rd	0.46mi	3/1.5 (-1)	1,574 (-6%)	0mo	$714,000	$454	62
14 Denton Ct	0.46mi	3/1.5 (-1)	1,800 (+8%)	0mo	$849,660	$472	58
16 Denton Ct	0.45mi	3/1.5 (-1)	1,796 (+8%)	1mo	$955,000	$532	58
1620 Blenheim Rd	0.62mi	3/2.0 (-1)	1,574 (-6%)	4mo	$845,000	$537	53
461 N Long Beach Rd	0.68mi	3/1.5 (-1)	1,757 (+5%)	3mo	$929,000	$529	50
680 Prospect St	0.74mi	3/1.5 (-1)	1,587 (-5%)	6mo	$725,000	$457	46
327 N Forest Ave	0.66mi	3/3.0 (-1)	1,854 (+11%)	2mo	$999,000	$539	40
560 Stowe Ave	0.64mi	3/2.0 (-1)	1,436 (-14%)	2mo	$680,000	$474	40

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: -25.3%
• Equity multiple: 0.14×
• Total profit: $-180,407
• Equity at exit: $111,827

10-year hold

• IRR: -21.5%
• Equity multiple: -0.11×
• Total profit: $-232,840
• Equity at exit: $64,846

Cash invested: $210,000 (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 11570

• Active inventory: 143
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $5,276 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$847 /mo · $10,163/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,108
• Net cashflow: $-925

Break-even live

Break-even rent $6,446

Max offer price $586,636

Occupancy floor —

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: $187,500
• Closing costs: $22,500
• 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	7d	1	1.14mi
80 N Centre Ave Rockville Centre, NY	3.0	1.0–3.5	1254	$5,875	$4.68	1d	1	1.39mi

Listing history 6 events

1. 2026-05-20
   status Pending 2209-char remark

   Show marketing remark (2209 chars)

   Welcome to this cape-styled, mid-block home in the sought-after Greystone section within The Village of Rockville Centre—a home that greets you with warmth, character, and a sense of possibility. A charming French door entry from the mudroom sets a welcoming tone as you step inside. The first floor unfolds with an easy, natural flow. Original wood floors add timeless appeal, leading into a bright living room where a picture window and fireplace create a cozy focal point. The dining area sits just off the living room, offering a seamless connection for everyday living and gatherings. In the kitchen, a cheerful breakfast nook invites relaxed mornings, opening to a den providing an additional space to unwind. Two first-floor bedrooms and a full bath with a tub/shower offer convenient main-level living. Storage is thoughtfully placed throughout, including a pantry, utility closet, and linen closet. Upstairs, two additional bedrooms; one of which is also perfectly suited for additional living space and a home office area, provide flexibility for your changing needs. A full ensuite bath and generous closets complete this level. The basement extends the home’s usable space with carpeting, paneling, a workbench area, a dedicated laundry area, and vast storage space. Outdoors, the fully fenced yard and cement patio create a setting for relaxing and entertaining. The attached garage has direct entry into the den/kitchen area adding to everyday ease. Close to LIRR, Parkways, Playground/Rec Center, Village Restaurants/Shopping. Make this house your home and experience all that Rockville Centre has to offer! Mechanical info - Burnham Boiler 2013, Steam Heat to radiators with a hot water baseboard loop for den, 50 Gal. A.O. Smith free standing hot water heater 2022, 200 Amp electrical service, 2 Oversized basement windows suitable for egress, Easy basement access to water meter and sewer clean out, Roof 2004, Repointed Chimney 2021, Professional asbestos abatement of steam pipe insulation, Power garage door opener 2026 Tax Info - Village Tax $4,297, General Tax $1077, School Tax $10,402 STAR exemption not included. Taxes grieved for past 10 years including 2027/2028

2. 2026-04-06
   status Active 2209-char remark

   Show marketing remark (2209 chars)

   Welcome to this cape-styled, mid-block home in the sought-after Greystone section within The Village of Rockville Centre—a home that greets you with warmth, character, and a sense of possibility. A charming French door entry from the mudroom sets a welcoming tone as you step inside. The first floor unfolds with an easy, natural flow. Original wood floors add timeless appeal, leading into a bright living room where a picture window and fireplace create a cozy focal point. The dining area sits just off the living room, offering a seamless connection for everyday living and gatherings. In the kitchen, a cheerful breakfast nook invites relaxed mornings, opening to a den providing an additional space to unwind. Two first-floor bedrooms and a full bath with a tub/shower offer convenient main-level living. Storage is thoughtfully placed throughout, including a pantry, utility closet, and linen closet. Upstairs, two additional bedrooms; one of which is also perfectly suited for additional living space and a home office area, provide flexibility for your changing needs. A full ensuite bath and generous closets complete this level. The basement extends the home’s usable space with carpeting, paneling, a workbench area, a dedicated laundry area, and vast storage space. Outdoors, the fully fenced yard and cement patio create a setting for relaxing and entertaining. The attached garage has direct entry into the den/kitchen area adding to everyday ease. Close to LIRR, Parkways, Playground/Rec Center, Village Restaurants/Shopping. Make this house your home and experience all that Rockville Centre has to offer! Mechanical info - Burnham Boiler 2013, Steam Heat to radiators with a hot water baseboard loop for den, 50 Gal. A.O. Smith free standing hot water heater 2022, 200 Amp electrical service, 2 Oversized basement windows suitable for egress, Easy basement access to water meter and sewer clean out, Roof 2004, Repointed Chimney 2021, Professional asbestos abatement of steam pipe insulation, Power garage door opener 2026 Tax Info - Village Tax $4,297, General Tax $1077, School Tax $10,402 STAR exemption not included. Taxes grieved for past 10 years including 2027/2028

3. 2026-02-18
   listed $750,000 Active 2209-char remark

   Show marketing remark (2209 chars)

   Welcome to this cape-styled, mid-block home in the sought-after Greystone section within The Village of Rockville Centre—a home that greets you with warmth, character, and a sense of possibility. A charming French door entry from the mudroom sets a welcoming tone as you step inside. The first floor unfolds with an easy, natural flow. Original wood floors add timeless appeal, leading into a bright living room where a picture window and fireplace create a cozy focal point. The dining area sits just off the living room, offering a seamless connection for everyday living and gatherings. In the kitchen, a cheerful breakfast nook invites relaxed mornings, opening to a den providing an additional space to unwind. Two first-floor bedrooms and a full bath with a tub/shower offer convenient main-level living. Storage is thoughtfully placed throughout, including a pantry, utility closet, and linen closet. Upstairs, two additional bedrooms; one of which is also perfectly suited for additional living space and a home office area, provide flexibility for your changing needs. A full ensuite bath and generous closets complete this level. The basement extends the home’s usable space with carpeting, paneling, a workbench area, a dedicated laundry area, and vast storage space. Outdoors, the fully fenced yard and cement patio create a setting for relaxing and entertaining. The attached garage has direct entry into the den/kitchen area adding to everyday ease. Close to LIRR, Parkways, Playground/Rec Center, Village Restaurants/Shopping. Make this house your home and experience all that Rockville Centre has to offer! Mechanical info - Burnham Boiler 2013, Steam Heat to radiators with a hot water baseboard loop for den, 50 Gal. A.O. Smith free standing hot water heater 2022, 200 Amp electrical service, 2 Oversized basement windows suitable for egress, Easy basement access to water meter and sewer clean out, Roof 2004, Repointed Chimney 2021, Professional asbestos abatement of steam pipe insulation, Power garage door opener 2026 Tax Info - Village Tax $4,297, General Tax $1077, School Tax $10,402 STAR exemption not included. Taxes grieved for past 10 years including 2027/2028

4. 2012-11-28
   soldstatus $428,500
5. 2012-11-19
   soldstatus $428,500 405-char remark

   Show marketing remark (405 chars)

   Immaculate Home Waiting For Your Special Touch!Don't Windshield This Home,Much Larger Than It Looks! Side Hall 3/4 Bedroom Cape In Desirable Greystone. Spacious Living Room With Fireplace & Dining Area.Den Off Eik.Finished Basement. New Roof In 2004.Alarm. Short Commute To Nyc.Great Mid Block Location., Additional information: Appearance:Excellent,Interior Features:Lr/Dr,Separate Hotwater Heater:No

6. 2012-04-23
   listed $464,500 405-char remark

   Show marketing remark (405 chars)

   Immaculate Home Waiting For Your Special Touch!Don't Windshield This Home,Much Larger Than It Looks! Side Hall 3/4 Bedroom Cape In Desirable Greystone. Spacious Living Room With Fireplace & Dining Area.Den Off Eik.Finished Basement. New Roof In 2004.Alarm. Short Commute To Nyc.Great Mid Block Location., Additional information: Appearance:Excellent,Interior Features:Lr/Dr,Separate Hotwater Heater:No

ⓘ 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: $10,163 · $847/mo
• Projected year-2 tax: $11,419 · $952/mo
• Expected delta: +$1,256/yr (+$105/mo · 12.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% 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: $63,307
• − Mortgage interest: −$42,012
• − Property taxes: −$10,163
• − Insurance: −$3,750
• − Repairs & maintenance: −$5,065
• − Management: −$5,065
• − Depreciation: −$21,818
• Taxable loss: −$24,565
• Est. tax savings @ 24.0%: +$5,896
• After-tax cash flow: $-5,202/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: Oceanside Union Free School District
• NCES district ID: 3621570
• Math proficiency: 69% ▼ -1.00%
• Reading proficiency: 77% ▲ 13.00%
• Median HH income: $100,802
• Composite: 66.68/100
• National rank: #410
• State rank: #75 of 590 in NY

Livability — Rockville Centre

• Score: 86/100
• State rank: #17
• US rank: #365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville Centre, NY
• County: Nassau County · 653,051 people
• City population: 28,908
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,908
• Household income: $157,163
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 732.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Romanian 4% Scotch-Irish 4% Subsaharan African 1%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 5% 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: ▼ -731.15%
• Current HPI: 275.9882
• Rent YoY: —
• 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

+61.5% since first listed

6 events — show timeline

• 2026-05-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2012-11-28 Sold (Public Records) $428,500 Public Records
• 2012-11-19 Sold (MLS) $428,500 OneKey® MLS as Distributed by MLS Grid
• 2012-04-23 Listed $464,500 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2024): $10,163 · -2.8% YoY. Source: county tax records.