1340 Beech St · East Atlantic Beach, NY 11509

$1,400,000

6 bd · 3.0 ba · 3,128 sqft · SingleFamily public records · 57 Days on market

Built 1968 6,039 sqft lot $448/sqft · 10% below area Est $1557k · 10% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 1340 Beech Street, a beautifully updated and spacious 6-bedroom, 3 full bath residence nestled in the heart of Atlantic Beach. Thoughtfully improved over time, this home offers the perfect blend of comfort, functionality, and modern upgrades. The expansive layout provides ample room for both everyday living and entertaining, featuring generously sized bedrooms and multiple living spaces to suit a variety of needs. The primary suite serves as a private retreat, complete with a Jacuzzi tub and sliding glass doors that lead directly to the deck. Significant capital improvements offer peace of mind, including a new roof (2025), heating system (2024), siding (2023), and hot water heater (2022). Additional enhancements such as central air conditioning (2020), flat roof (2020), brand new deck railing (2026), and a full interior paint refresh (2026) make this home truly move-in ready. Set on a desirable block, this property combines size, updates, and location—presenting a rare opportunity to own a turn-key home in Atlantic Beach.

Key facts

• 6,039 sq ft lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $8k ($97k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.40M).
• Recommended offer: $1.36M (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#384 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety D-.
• Lawrence Union Free School District (suburban): math 43% / reading 46% proficiency, ranked #399 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).

Forward outlook

• In year one you build about $150k of equity ($10k loan paydown + $140k appreciation (10.0% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $392k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$241k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $275k; list at $1.40M implies a 409% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% 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 $1,358,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.61% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.16%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (median comp): $1,557,298
• List price: $1,400,000
• Delta: -10.10%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1348 Beech St	0.01mi	6/3.0	3,288 (+5%)	8mo	$1,080,000	$328	84
1590 Beech St	0.45mi	5/4.0 (-1)	3,300 (+6%)	6mo	$1,325,000	$402	56
1482 Park St	0.28mi	5/3.0 (-1)	3,500 (+12%)	12mo	$1,532,000	$438	52
95 Illinois Ave	0.55mi	6/3.0	3,407 (+9%)	11mo	$2,100,000	$616	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 4.26×
• Total profit: $1,277,787
• Equity at exit: $1,261,231

10-year hold

• IRR: 37.1%
• Equity multiple: 9.57×
• Total profit: $3,358,669
• Equity at exit: $2,719,892

Cash invested: $392,000 (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 11509

• Home prices YoY: 2.9%
• Active inventory: 31
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $22,548 medium
• Mortgage (P&I): −$7,342
• Tax from tax record: −$1,342 /mo · $16,108/yr
• Insurance: −$583
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,735
• Net cashflow: $8,085

Break-even live

Break-even rent $12,314

Max offer price $1,400,000

Occupancy floor 59%

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1495 Bay Blvd Atlantic Beach, NY	6.0	4.5	3744	$20,000	$5.34	43d	1	0.29mi
71 Michigan St Long Beach, NY	5.0	4.5	3168	$8,900	$2.81	6d	1	0.81mi
11 Michigan St Long Beach, NY	5.0	3.5	3492	$45,000	$12.89	24d	1	0.84mi

Listing history 17 events

1. 2026-06-18
   days on market $1,400,000 Active 57 DOM
2. 2026-06-17
   days on market $1,400,000 Active 56 DOM
3. 2026-06-16
   days on market $1,400,000 Active 55 DOM
4. 2026-06-15
   days on market $1,400,000 Active 54 DOM
5. 2026-06-13
   days on market $1,400,000 Active 52 DOM
6. 2026-06-13
   days on market $1,400,000 Active 51 DOM
7. 2026-06-09
   days on market $1,400,000 Active 48 DOM
8. 2026-06-08
   days on market $1,400,000 Active 47 DOM
9. 2026-06-07
   days on market $1,400,000 Active 46 DOM
10. 2026-06-04
    days on market $1,400,000 Active 43 DOM
11. 2026-06-03
    days on market $1,400,000 Active 42 DOM
12. 2026-06-02
    days on market $1,400,000 Active 41 DOM
13. 2026-06-01
    days on market $1,400,000 Active 40 DOM
14. 2026-05-31
    days on market $1,400,000 Active 39 DOM
15. 2026-04-23
    listed $1,425,000 Active 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to 1340 Beech Street, a beautifully updated and spacious 6-bedroom, 3 full bath residence nestled in the heart of Atlantic Beach. Thoughtfully improved over time, this home offers the perfect blend of comfort, functionality, and modern upgrades. The expansive layout provides ample room for both everyday living and entertaining, featuring generously sized bedrooms and multiple living spaces to suit a variety of needs. The primary suite serves as a private retreat, complete with a Jacuzzi tub and sliding glass doors that lead directly to the deck. Significant capital improvements offer peace of mind, including a new roof (2025), heating system (2024), siding (2023), and hot water heater (2022). Additional enhancements such as central air conditioning (2020), flat roof (2020), brand new deck railing (2026), and a full interior paint refresh (2026) make this home truly move-in ready. Set on a desirable block, this property combines size, updates, and location—presenting a rare opportunity to own a turn-key home in Atlantic Beach.

16. 2026-04-12
    historical $1,425,000 1058-char remark

    Show marketing remark (1058 chars)

    Welcome to 1340 Beech Street, a beautifully updated and spacious 6-bedroom, 3 full bath residence nestled in the heart of Atlantic Beach. Thoughtfully improved over time, this home offers the perfect blend of comfort, functionality, and modern upgrades. The expansive layout provides ample room for both everyday living and entertaining, featuring generously sized bedrooms and multiple living spaces to suit a variety of needs. The primary suite serves as a private retreat, complete with a Jacuzzi tub and sliding glass doors that lead directly to the deck. Significant capital improvements offer peace of mind, including a new roof (2025), heating system (2024), siding (2023), and hot water heater (2022). Additional enhancements such as central air conditioning (2020), flat roof (2020), brand new deck railing (2026), and a full interior paint refresh (2026) make this home truly move-in ready. Set on a desirable block, this property combines size, updates, and location—presenting a rare opportunity to own a turn-key home in Atlantic Beach.

17. 1992-08-06
    soldstatus $275,000

ⓘ 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: $16,108 · $1,342/mo
• Projected year-2 tax: $19,884 · $1,657/mo
• Expected delta: +$3,776/yr (+$315/mo · 23.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 32% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $270,574
• − Mortgage interest: −$78,422
• − Property taxes: −$16,108
• − Insurance: −$12,525
• − Repairs & maintenance: −$21,646
• − Management: −$21,646
• − Depreciation: −$40,727
• Taxable income: $79,501
• Est. tax owed @ 24.0%: −$19,080
• After-tax cash flow: $77,940/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: Lawrence Union Free School District
• NCES district ID: 3616830
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 46% ▼ -8.00%
• Median HH income: $91,008
• Composite: 42.14/100
• National rank: #3307
• State rank: #399 of 590 in NY

Livability — East Atlantic Beach

• Score: 71/100
• State rank: #384
• US rank: #6621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Atlantic Beach, NY
• Population (ZIP): 1,747

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 9% Scotch-Irish 8% Italian 3%
• Foreign-born: 7% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Russian/Polish/Slavic 1%

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: ▲ 11.04%
• Current HPI: 392.2777
• 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

+418.2% since first listed

3 events — show timeline

• 2026-04-23 Listed $1,425,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-12 Coming Soon $1,425,000 OneKey® MLS as Distributed by MLS Grid
• 1992-08-06 Sold (Public Records) $275,000 Public Records

Property tax history

+2.6%/yr

Latest (2024): $16,108 · +2.8% YoY. Source: county tax records.