14 Davison Plz · East Rockaway, NY 11518

$400,000

2 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 23 Days on market

Built 1926 1,700 sqft lot $200/sqft · 50% below area

---

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).

• Cash flow +14.8/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• 1% rule +4.6/10.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* CASH ONLY. Property is being sold AS-IS. Excellent opportunity for investors or end-users. Conveniently located near public transportation, shops, and local amenities.

Key facts

• 1,700 sq ft lot
• Built 1926
• Listed 23 days

Property features AI

Exterior

• Parking: On-street parking; No carport
• Utilities: Public sewer; Electricity connected
• Home design: Townhouse; Single-family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Other appliances (unspecified)
• Bedrooms: 8 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; No central air conditioning
• Interior features: First-floor full bath; Partial basement
• Laundry & utility: Basement access (partial)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $386k (3.5% below list).
• Recommended offer: $386k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.0% in East Rockaway — 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 84/100 on livability (#47 in NY, #741 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• East Rockaway Union Free School District (suburban): math 61% / reading 67% proficiency, ranked #165 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: East Rockaway Junior-Senior High School (math 77% / reading 67%, grade B+, #677 of 1,100 statewide, top 63%, 583 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 92 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 23 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $385,890 (3.5% below list)

Questions for the listing agent

1. Built in 1926 — 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. 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?
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: 0.96% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 8.6

CMA / ARV

• ARV (median comp): $807,130
• List price: $400,000
• Delta: -50.44%
• 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
12 Alexine Ave	0.13mi	3/1.5 (+1)	1,889 (-6%)	0mo	$725,000	$384	78
474 Windsor Pl	0.53mi	3/2.0 (+1)	1,943 (-3%)	6mo	$910,000	$468	60
17 Denton Ave	0.21mi	3/2.0 (+1)	1,768 (-12%)	9mo	$695,000	$393	58
491 Henry St	0.36mi	3/1.5 (+1)	2,235 (+12%)	11mo	$751,500	$336	48
209 Rhame Ave	0.64mi	3/2.0 (+1)	1,800 (-10%)	3mo	$650,000	$361	46
175 Rockaway Ave	0.66mi	3/3.0 (+1)	1,878 (-6%)	8mo	$860,000	$458	44
8 Walnut Rd	0.72mi	3/2.0 (+1)	1,797 (-10%)	8mo	$835,000	$465	38
118 Hendrickson Ave	0.64mi	3/1.5 (+1)	1,808 (-10%)	13mo	$980,000	$542	36
52 Rodney Pl	0.49mi	3/1.5 (+1)	1,726 (-14%)	13mo	$878,000	$509	36
24 North Blvd	0.65mi	3/3.0 (+1)	2,288 (+14%)	0mo	$875,000	$382	36
54 North Blvd	0.69mi	3/2.5 (+1)	1,700 (-15%)	5mo	$815,000	$479	32
7 Bayview St E	0.67mi	3/3.0 (+1)	1,704 (-15%)	7mo	$800,000	$469	29

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-57,508
• Equity at exit: $59,641

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-40,211
• Equity at exit: $34,585

Cash invested: $112,000 (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 11518

• Active inventory: 92
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,859 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$672 /mo · $8,064/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $112

Break-even live

Break-even rent $3,717

Max offer price $400,000

Occupancy floor 92%

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Marina Pointe Dr Oceanside, NY	2.0	2.5	1700	$5,200	$3.06	43d	1	0.21mi
56 4th Ave Unit 3 East Rockaway, NY	1.0	1.0	1528	$2,100	$1.37	43d	1	0.44mi
2701 Magee Pl Unit 2 Oceanside, NY	2.0	1.0	1500	$3,100	$2.07	43d	1	0.57mi
44 Jefferson Ave Unit Second Floor Lynbrook, NY	2.0	1.0	1452	$2,850	$1.96	43d	1	1.15mi
26 Starks Pl Lynbrook, NY	3.0	1.5	1822	$3,850	$2.11	1d	1	1.23mi
69 Sunset Ave Lynbrook, NY	3.0	2.5	2200	$3,950	$1.80	1d	1	1.25mi
80 N Centre Ave Rockville Centre, NY	3.0	1.0–3.5	1254	$4,918	$3.92	1d	1	1.26mi
107 Fairview Ave Oceanside, NY	1.0	2.5	1954	$1,900	$0.97	43d	1	1.26mi
32 Waterview Pl Lynbrook, NY	1.0	1.0	1607	$1,950	$1.21	12d	1	1.42mi
2 Leach St Lynbrook, NY	3.0	1.0	1710	$3,300	$1.93	43d	1	1.45mi

Listing history 3 events

1. 2026-05-06
   listed $400,000 Active 169-char remark
2. 2006-09-29
   soldstatus $350,000
3. 2000-06-12
   soldstatus $165,000

ⓘ 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: $8,064 · $672/mo
• Projected year-2 tax: $8,064 · $672/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 6/10 Major FEMA zone X (unshaded) · 55% 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 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,307
• − Mortgage interest: −$22,406
• − Property taxes: −$8,064
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,705
• − Management: −$3,705
• − Depreciation: −$11,636
• Taxable loss: −$5,209
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $2,596/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: East Rockaway Union Free School District
• NCES district ID: 3609960
• Math proficiency: 61% ▲ 1.00%
• Reading proficiency: 67% ▲ 10.00%
• Median HH income: $82,326
• Composite: 57.47/100
• National rank: #1072
• State rank: #165 of 590 in NY

Livability — East Rockaway

• Score: 84/100
• State rank: #47
• US rank: #741

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: East Rockaway, NY
• City population: 10,390
• Population (ZIP): 10,390

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 6% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1% Dominican 3%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 1%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 11% Chinese 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: ▼ -573.27%
• Current HPI: 296.296
• 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

+142.4% since first listed

4 events — show timeline

• 2026-05-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Listed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2006-09-29 Sold (Public Records) $350,000 Public Records
• 2000-06-12 Sold (Public Records) $165,000 Public Records

Property tax history

+1.0%/yr

Latest (2024): $8,064 · -9.7% YoY. Source: county tax records.