250 Lakeshore Blvd · Massapequa Park, NY 11762

$925,000

4 bd · 2.5 ba · 3,338 sqft · SingleFamily public records · 70 Days on market

Built 1954 Est $1449k · 36% 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
• Schools +7.4/10.0
• Cash flow +7.1/30.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY BUYERS — SHOWINGS BY APPOINTMENT ONLY Spacious multi level home featuring a comfortable first floor layout with a living room, kitchen, and dining room, plus stair access to both upper and lower levels. Lower Level: • Large den • Laundry room • Boiler/utility room • Bonus bar room with pool table Upper Level: • Primary bedroom with full en suite bath • Two additional bedrooms and a second full bath • Upper-level addition includes an extra bedroom with walk in closet and a bonus den/flex room Outdoor Features: • Inground 20’ x 40’ gunite pool, recently updated with new coping, tile, electrical, and surrounding pavers • New 13’ x 15’ gazebo • Garage plus two driveways • Additional gated space for a boat or extra vehicle This property offers plenty of space, great bonus areas, and strong potential for the right cash buyer

Key facts

• Large den
• Laundry room
• Full en suite bath

Tags

• FIRST FLOOR LAYOUT
• LARGE DEN
• LAUNDRY ROOM
• BOILER UTILITY ROOM
• FULL EN SUITE BATH
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $693k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $600k (35.1% below list).
• Recommended offer: $600k (35.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.2% in Massapequa Park — 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 82/100 on livability (#85 in NY, #1,298 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D, cost of living F.
• Massapequa Union Free School District (suburban): math 76% / reading 83% proficiency, ranked #39 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 84 active listings in the ZIP; 1 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 $6k of loan paydown is wiped out by about $28k 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 70 days — a 6% lower offer ($870k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 71% 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 $600,000 (35.1% 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 70 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.09%
• DSCR: 0.73
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $1,448,692
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Harmony Dr	0.28mi	5/4.0 (+1)	3,200 (-4%)	2mo	$1,500,000	$469	67
41 Avoca Ave	0.23mi	5/3.0 (+1)	3,200 (-4%)	13mo	$1,389,000	$434	65
136 Moore Ave	0.50mi	4/3.0	3,200 (-4%)	11mo	$1,215,000	$380	58
70 Lincoln Ave	0.45mi	5/3.0 (+1)	3,400 (+2%)	18mo	$1,499,000	$441	54
135 Reiss Ave	0.51mi	4/3.0	3,150 (-6%)	23mo	$1,200,000	$381	46
20 Lake Ct	0.50mi	5/2.5 (+1)	3,020 (-10%)	13mo	$950,000	$315	45
9 Suzanne B Ct	0.57mi	5/3.5 (+1)	2,991 (-10%)	6mo	$900,100	$301	42
77 Sycamore St	0.63mi	5/3.5 (+1)	2,993 (-10%)	13mo	$1,500,000	$501	33

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: -26.8%
• Equity multiple: 0.10×
• Total profit: $-233,768
• Equity at exit: $137,921

10-year hold

• IRR: -24.4%
• Equity multiple: -0.20×
• Total profit: $-311,893
• Equity at exit: $79,977

Cash invested: $259,000 (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 11762

• Active inventory: 84
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $6,000 medium
• Mortgage (P&I): −$4,851
• Tax from tax record: −$819 /mo · $9,827/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $-1,315

Break-even live

Break-even rent $7,665

Max offer price $692,675

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4025 Boston Ave Seaford, NY	4.0	2.5	2658	$6,000	$2.26	1d	1	1.39mi

Listing history 14 events

1. 2026-06-18
   days on market $925,000 Active 70 DOM
2. 2026-06-17
   days on market $925,000 Active 69 DOM
3. 2026-06-16
   days on market $925,000 Active 68 DOM
4. 2026-06-15
   days on market $925,000 Active 67 DOM
5. 2026-06-13
   days on market $925,000 Active 65 DOM
6. 2026-06-12
   days on market $925,000 Active 64 DOM
7. 2026-06-09
   days on market $925,000 Active 61 DOM
8. 2026-06-08
   days on market $925,000 Active 60 DOM
9. 2026-06-07
   days on market $925,000 Active 59 DOM
10. 2026-06-04
    days on market $925,000 Active 55 DOM
11. 2026-06-02
    days on market $925,000 Active 54 DOM
12. 2026-06-01
    days on market $925,000 Active 53 DOM
13. 2026-05-31
    days on market $925,000 Active 52 DOM
14. 2026-04-01
    listed $925,000 Active 926-char remark

    Show marketing remark (926 chars)

    CASH ONLY BUYERS — SHOWINGS BY APPOINTMENT ONLY Spacious multi level home featuring a comfortable first floor layout with a living room, kitchen, and dining room, plus stair access to both upper and lower levels. Lower Level: • Large den • Laundry room • Boiler/utility room • Bonus bar room with pool table Upper Level: • Primary bedroom with full en suite bath • Two additional bedrooms and a second full bath • Upper-level addition includes an extra bedroom with walk in closet and a bonus den/flex room Outdoor Features: • Inground 20’ x 40’ gunite pool, recently updated with new coping, tile, electrical, and surrounding pavers • New 13’ x 15’ gazebo • Garage plus two driveways • Additional gated space for a boat or extra vehicle This property offers plenty of space, great bonus areas, and strong potential for the right cash buyer

ⓘ 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: $9,827 · $819/mo
• Projected year-2 tax: $12,730 · $1,061/mo
• Expected delta: +$2,903/yr (+$242/mo · 29.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,000
• − Mortgage interest: −$51,814
• − Property taxes: −$9,827
• − Insurance: −$4,625
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$26,909
• Taxable loss: −$32,696
• Est. tax savings @ 24.0%: +$7,847
• After-tax cash flow: $-7,935/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: Massapequa Union Free School District
• NCES district ID: 3618630
• Math proficiency: 76% ▼ -3.00%
• Reading proficiency: 83% ▲ 12.00%
• Median HH income: $116,173
• Composite: 73.55/100
• National rank: #178
• State rank: #39 of 590 in NY

Livability — Massapequa Park

• Score: 82/100
• State rank: #85
• US rank: #1298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Massapequa Park, NY
• City population: 22,447
• Population (ZIP): 22,447

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -699.65%
• Current HPI: 290.255
• 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

1 event — show timeline

• 2026-04-01 Listed $925,000 FSBO.com

Property tax history

-1.4%/yr

Latest (2024): $9,827 · -50.5% YoY. Source: county tax records.