81 Stuart St · Lynbrook, NY 11563

$775,000

6 bd · 3.0 ba · 1,373 sqft · MultiFamily public records · 7 Days on market

Built 1937 4,888 sqft lot

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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 +17.6/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• DSCR +5.5/10.0
• 1% rule +4.6/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well Maintained Home, 2 Family, Lovely Yard.

Key facts

• Large deck
• Private driveway
• Legal 2-family cape

Tags

• LEGAL 2-FAMILY CAPE
• SPACIOUS LAYOUT
• FULL BASEMENT
• PRIVATE DRIVEWAY
• LARGE DECK
• PATIO

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive. Per door: $307/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $743k (4.1% below list).
• Recommended offer: $743k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.2% in Lynbrook — 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 88/100 on livability (#10 in NY, #221 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Lynbrook Union Free School District (suburban): math 75% / reading 73% proficiency, ranked #72 of 590 in NY (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: West End School (math 82% / reading 82%, grade A+, #138 of 2,108 statewide, top 8%, 401 students, 0% FRL); Lynbrook North Middle School (math 42% / reading 67%, grade B-, #214 of 729 statewide, top 31%, 266 students, 15% FRL); Lynbrook Senior High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 850 students, 19% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 133 active listings in the ZIP; high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $7,431/mo this rent would consume 65% of the median local household income ($137k/yr) (locally 618% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k 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.
• 4 sale attempts since 11y 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 $462k; list at $775k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $743,100 (4.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1937 — 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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-86,405
• Equity at exit: $115,555

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-24,651
• Equity at exit: $67,008

Cash invested: $217,000 (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 11563

• Active inventory: 133
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $7,431 medium
• Mortgage (P&I): −$4,064
• Tax from tax record: −$869 /mo · $10,429/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,561
• Net cashflow: $614

Break-even live

Break-even rent $6,653

Max offer price $775,000

Occupancy floor 87%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$7,430
Total (2 units)			$7,431

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-21
   status Pending
2. 2026-03-18
   listed $775,000 Active
3. 2023-12-22
   historical $1,700
4. 2023-12-01
   listed $1,700
5. 2015-07-17
   soldstatus $462,500
6. 2015-07-06
   soldstatus $462,500 Closed 44-char remark

   Show marketing remark (96 chars)

   Well Maintained Home, 2 Family, Lovely Yard., Additional information: Separate Hotwater Heater:Y

7. 2015-07-06
   soldstatus $462,500 96-char remark

   Show marketing remark (96 chars)

   Well Maintained Home, 2 Family, Lovely Yard., Additional information: Separate Hotwater Heater:Y

8. 2015-05-19
   status Under Contract 44-char remark

   Show marketing remark (44 chars)

   Well Maintained Home, 2 Family, Lovely Yard.

9. 2015-04-14
   listed $469,000 New 44-char remark

   Show marketing remark (44 chars)

   Well Maintained Home, 2 Family, Lovely Yard.

10. 2015-03-31
    listed $469,000 96-char remark

    Show marketing remark (96 chars)

    Well Maintained Home, 2 Family, Lovely Yard., Additional information: Separate Hotwater Heater:Y

11. 1986-03-25
    soldstatus $179,000

ⓘ 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: $10,429 · $869/mo
• Projected year-2 tax: $11,763 · $980/mo
• Expected delta: +$1,334/yr (+$111/mo · 12.8%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $89,172
• − Mortgage interest: −$43,412
• − Property taxes: −$10,429
• − Insurance: −$3,875
• − Repairs & maintenance: −$7,134
• − Management: −$7,134
• − Depreciation: −$22,545
• Taxable loss: −$5,357
• Est. tax savings @ 24.0%: +$1,286
• After-tax cash flow: $8,658/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: Lynbrook Union Free School District
• NCES district ID: 3617910
• Math proficiency: 75% ▬ 0.00%
• Reading proficiency: 73% ▲ 2.00%
• Median HH income: $93,436
• Composite: 66.85/100
• National rank: #404
• State rank: #72 of 590 in NY

Livability — Lynbrook

• Score: 88/100
• State rank: #10
• US rank: #221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynbrook, NY
• County: Nassau County · 653,051 people
• City population: 22,899
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 22,899
• Household income: $136,887
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 618.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 21% Two or more races 10% Asian 7% Black 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 2% Dominican 3%
• Common ancestry: Hispanic 2% Romanian 2% Scotch-Irish 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 7% French/Haitian/Cajun 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: ▼ -652.00%
• Current HPI: 317.1455
• 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

+333.0% since first listed

11 events — show timeline

• 2026-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listed $775,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-22 Rental Removed $1,700 ONEKEY
• 2023-12-01 Listed for Rent $1,700 ONEKEY
• 2015-07-17 Sold (Public Records) $462,500 Public Records
• 2015-07-06 Sold (MLS) $462,500 OneKey® MLS as Distributed by MLS Grid
• 2015-07-06 Sold (MLS) $462,500 MLSLI
• 2015-05-19 Pending — MLSLI
• 2015-04-14 Listed $469,000 MLSLI
• 2015-03-31 Listed $469,000 OneKey® MLS as Distributed by MLS Grid
• 1986-03-25 Sold (Public Records) $179,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $10,429 · -6.6% YoY. Source: county tax records.