28 Cumberland Ave · Roosevelt, NY 11575

$345,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 7 Days on market

Built 1959 5,000 sqft lot Est $606k · 43% under

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Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Public online Auction: Bidding opens 7/07/26 @1PM & Ends 7/09/26 +- 1PM. The price of property exclusively represents the suggested opening bid & not the price of the property. Sold "as-is". Great opportunity for a buyer who does their homework & is looking to purchase a redevelopment opportunity in Roosevelt . This home has been condemned by TOH & there is no interior access. Walking the property will be at your own risk. Purchase includes any/ all contents. All info deemed reliable, however your due diligence is necessary. Please read VERY IMPORTANT attached info. Registration deadline: 7/8/26 by 4:00 pm

Key facts

• 5,000 sq ft lot
• Built 1959
• Listed 7 days

Property features AI

Finance

• HOA & community: Buyers premium one-time additional fee ($0.03)

Exterior

• Parking: Other parking features; No carport
• Utilities: Public sewer; Other utilities (see remarks)
• Home design: Single family residence; One level; Property condition: Actual / Fixer
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Other appliances (see remarks)
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No cooling
• Interior features: Other interior features (see remarks)
• Laundry & utility: Basement present (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Cap rate 7.8% vs local median 4.0% in Roosevelt — 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 73/100 on livability (#307 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, amenities F, cost of living F.
• Roosevelt Union Free School District (suburban): math 28% / reading 45% proficiency, ranked #529 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Rose School (math 12% / reading 22%, grade F, #2,011 of 2,108 statewide, top 96%, 637 students, 54% FRL); Roosevelt Middle School (math 12% / reading 27%, grade F, #685 of 729 statewide, top 94%, 455 students, 0% FRL); Roosevelt High School (math 65% / reading 78%, grade B+, #698 of 1,100 statewide, top 63%, 1,075 students, 59% FRL) — zoned schools average 38% FRL vs 58% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 52 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $10k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $120k; list at $345k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $345,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.13% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $605,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Decatur St	0.32mi	3/2.0	1,075 (+2%)	3mo	$590,000	$549	75
83 Stevens St	0.30mi	3/1.0	1,073 (+2%)	13mo	$650,000	$606	72
321 Washington Ave	0.51mi	3/1.0	1,008 (-4%)	8mo	$650,000	$645	63
365 Wallace St	0.72mi	3/2.0	1,091 (+4%)	3mo	$409,500	$375	53
75 E Milton St	0.59mi	3/2.0	1,000 (-5%)	14mo	$615,000	$615	48
37 Northridge Ave	0.72mi	2/1.0 (-1)	1,014 (-3%)	13mo	$646,000	$637	45
14 E Seaman Ave	0.61mi	3/2.0	1,150 (+10%)	10mo	$663,000	$577	44
251 Grand Ave	0.61mi	4/1.5 (+1)	1,151 (+10%)	8mo	$608,000	$528	42
95 Weberfield Ave	0.65mi	2/1.5 (-1)	972 (-7%)	10mo	$553,000	$569	42
95 Park Ave	0.74mi	2/1.0 (-1)	961 (-8%)	8mo	$400,000	$416	40
281 Meadowbrook Rd	0.58mi	4/1.0 (+1)	1,197 (+14%)	12mo	$625,000	$522	34
552 Meadowbrook Rd	0.67mi	3/2.0	1,205 (+15%)	12mo	$720,000	$598	30

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-27,788
• Equity at exit: $51,441

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $12,628
• Equity at exit: $29,829

Cash invested: $96,600 (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 11575

• Active inventory: 52
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,912 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$699 /mo · $8,394/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$821
• Net cashflow: $438

Break-even live

Break-even rent $3,358

Max offer price $345,000

Occupancy floor 84%

Sensitivity live

Price	-10% $633	-5% $536	+0% $438	+5% $340	+10% $243
Rent	-10% $129	-5% $283	+0% $438	+5% $592	+10% $747
Rate	-1.0pp $612	-0.5pp $526	base $438	+0.5pp $349	+1.0pp $258

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
196 E Seaman Ave Freeport, NY	3.0	2.5	1062	$8,500	$8.00	17d	1	0.47mi
21 W Centennial Ave Roosevelt, NY	3.0	2.0	1176	$3,600	$3.06	19d	1	0.55mi
66 E Seaman Ave Freeport, NY	3.0	2.5	1200	$3,600	$3.00	44d	1	0.56mi
1526 Rhode Ave Merrick, NY	4.0	2.0	1344	$5,100	$3.79	0d	1	0.94mi

Listing history 6 events

1. 2026-06-21
   days on market $345,000 Active 7 DOM
2. 2026-06-18
   days on market $345,000 Active 4 DOM
3. 2026-06-17
   days on market $345,000 Active 3 DOM
4. 2026-06-16
   days on market $345,000 Active 2 DOM
5. 2026-06-15
   remarks 623-char remark
6. 2026-06-15
   listed $345,000 Active 1 DOM

ⓘ 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: $8,394 · $699/mo
• Projected year-2 tax: $8,394 · $699/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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $46,942
• − Mortgage interest: −$19,325
• − Property taxes: −$8,394
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,755
• − Management: −$3,755
• − Depreciation: −$10,036
• Taxable loss: −$49
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $5,267/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: Roosevelt Union Free School District
• NCES district ID: 3624990
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 45% ▲ 6.00%
• Median HH income: $69,717
• Composite: 33.41/100
• National rank: #5472
• State rank: #529 of 590 in NY

Livability — Roosevelt

• Score: 73/100
• State rank: #307
• US rank: #5074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roosevelt, NY
• City population: 19,430
• Population (ZIP): 19,430

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 0.55)
• Race & ethnicity: Black 53% Hispanic / Latino 41% Two or more races 7% Asian 2% White 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 4%
• Common ancestry: Hispanic 4%
• Foreign-born: 36% · Canada, Jamaica, South Korea
• Languages at home: 60% English-only · Spanish 34% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▼ -368.53%
• Current HPI: 364.7467
• 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

+187.5% since first listed

6 events — show timeline

• 2026-06-12 Listed $345,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-12-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-12-16 Listed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-15 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 1992-12-21 Sold (Public Records) $120,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $8,394 · -0.2% YoY. Source: county tax records.