16 Deepdale Pkwy · Albertson, NY 11577

$1,199,000

4 bd · 3.5 ba · 2,534 sqft · SingleFamily public records · 14 Days on market

Built 1947 8,330 sqft lot Est $1500k · 20% 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 +18.2/30.0
• ARV discount +15.0/15.0
• Schools +7.8/10.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained and expanded Colonial in Desirable Brower's Hill Development. Offering 4 spacious bedrooms and 3.5 bathrooms, this exceptional residence blends timeless charm with modern comfort across approximately 2500 square feet of living space. The home features an inviting layout with sun-filled living areas, hardwood floors, an elegant living room with a fireplace, a formal dining room, and an eat-in-kitchen with new backsplash and Stainless Steel appliances. A versatile den/family room provides additional space for relaxation, work, or guests. The generously sized primary suite offers a private retreat with an en-suite bath, while the additional bedrooms provi

Key facts

• Formal dining room
• New andersen windows
• Hardwood floors

Tags

• SUN-FILLED LIVING AREAS
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• STAINLESS STEEL APPLIANCES
• VERSATILE DEN FAMILY ROOM
• NEW ANDERSEN WINDOWS

Property features AI

Finance

• HOA & community: Community park

Exterior

• Parking: Private parking
• Security: Security system
• Utilities: PSEG electric service; Natural gas connected; Water connected; Sewer: shared; Cable available, phone available, trash collection (public)
• Home design: Single family residence; Three or more levels; Property condition: actual
• Construction: Vinyl siding
• Exterior features: Vinyl and wood fencing; Front and rear sprinklers; Near public transit, schools, and shops; Shed(s); Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Total rooms include bedrooms as part of 10 rooms (see rooms total)
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Fireplace (1)
• Interior features: Eat-in kitchen; Primary bathroom; Blinds on windows; Finished full basement; Pull-down attic stairs; Library/den
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.17M (2.7% below list).
• Recommended offer: $1.17M (2.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#224 in NY, #3,486 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute A; Watch: amenities D, cost of living F.
• Herricks Union Free School District (suburban): math 86% / reading 84% proficiency, ranked #26 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Herricks Middle School (math 76% / reading 84%, grade A+, #28 of 729 statewide, top 4%, 1,079 students, 17% FRL); Herricks High School (math 100% / reading 82%, grade A+, #226 of 1,100 statewide, top 21%, 1,433 students, 18% FRL).
• Market conditions: 71 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 $8k of loan paydown is wiped out by about $36k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $390k; list at $1.20M implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $1,166,897 (2.7% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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?
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: 0.97% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $1,500,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Harvard St	0.17mi	4/3.5	2,461 (-3%)	12mo	$1,350,000	$549	77
11 Manor Ave	0.13mi	4/3.5	2,874 (+13%)	3mo	$1,500,000	$522	69
59 Pinetree Ln	0.33mi	4/2.5	2,600 (+3%)	13mo	$1,360,000	$523	66
132 Crescent Dr	0.45mi	4/3.0	2,453 (-3%)	12mo	$1,535,000	$626	62
37 Maple St	0.62mi	4/2.5	2,500 (-1%)	7mo	$1,550,000	$620	59
72 Gilmar Ln	0.15mi	4/4.5	2,855 (+13%)	11mo	$2,150,000	$753	59
53 Stratford N	0.19mi	4/2.5	2,169 (-14%)	8mo	$1,330,000	$613	56
142 Hillturn Ln	0.19mi	3/2.5 (-1)	2,280 (-10%)	12mo	$1,350,000	$592	55
12 Colony Ln	0.72mi	4/2.5	2,300 (-9%)	6mo	$995,000	$433	42
38 High St	0.59mi	5/2.0 (+1)	2,240 (-12%)	3mo	$999,990	$446	39
100 Birch Hill Dr	0.62mi	5/2.5 (+1)	2,180 (-14%)	3mo	$1,375,000	$631	36
68 Parkview Dr	0.52mi	3/2.0 (-1)	2,217 (-12%)	10mo	$1,298,000	$585	36

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-126,097
• Equity at exit: $178,775

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-21,740
• Equity at exit: $103,668

Cash invested: $335,720 (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 11577

• Home prices YoY: -28.9%
• Active inventory: 71
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $11,669 medium
• Mortgage (P&I): −$6,288
• Tax from tax record: −$1,362 /mo · $16,344/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,450
• Net cashflow: $1,069

Break-even live

Break-even rent $10,316

Max offer price $1,199,000

Occupancy floor 86%

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: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Short Way Roslyn Heights, NY	3.0	3.5	3706	$12,800	$3.45	21d	1	0.53mi
47 Carriage Rd Roslyn, NY	4.0	2.5	2737	$9,500	$3.47	1d	1	1.37mi

Listing history 10 events

1. 2026-06-18
   days on market $1,199,000 Active 14 DOM
2. 2026-06-17
   days on market $1,199,000 Active 13 DOM
3. 2026-06-16
   days on market $1,199,000 Active 12 DOM
4. 2026-06-15
   days on market $1,199,000 Active 11 DOM
5. 2026-06-13
   days on market $1,199,000 Active 9 DOM
6. 2026-06-13
   days on market $1,199,000 Active 8 DOM
7. 2026-06-09
   days on market $1,199,000 Active 5 DOM
8. 2026-06-08
   days on market $1,199,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $1,199,000 Active 3 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: $16,344 · $1,362/mo
• Projected year-2 tax: $18,303 · $1,525/mo
• Expected delta: +$1,960/yr (+$163/mo · 12.0%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $140,028
• − Mortgage interest: −$67,163
• − Property taxes: −$16,344
• − Insurance: −$5,995
• − Repairs & maintenance: −$11,202
• − Management: −$11,202
• − Depreciation: −$34,880
• Taxable loss: −$6,758
• Est. tax savings @ 24.0%: +$1,622
• After-tax cash flow: $14,453/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: Herricks Union Free School District
• NCES district ID: 3614280
• Math proficiency: 86% ▬ 0.00%
• Reading proficiency: 84% ▲ 1.00%
• Median HH income: $115,771
• Composite: 78.11/100
• National rank: #84
• State rank: #26 of 590 in NY

Livability — Albertson

• Score: 76/100
• State rank: #224
• US rank: #3486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albertson, NY
• Population (ZIP): 12,771

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 22% Hispanic / Latino 10% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2%
• Common ancestry: Scotch-Irish 6% Romanian 4% Danish 2%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Indo-European 11% Chinese 9% Spanish 8%

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: ▼ -125.67%
• Current HPI: 308.3566
• 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

+2688.4% since first listed

5 events — show timeline

• 2026-01-05 Listed $1,199,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-09-03 Listed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2000-12-22 Sold (Public Records) $390,000 Public Records
• 1974-07-01 Sold (Public Records) $43,000 Public Records

Property tax history

+0.7%/yr

Latest (2024): $16,344 · +13.8% YoY. Source: county tax records.