175 Archer St Unit 3E · Freeport, NY 11520

$180,000

1 bd · 1.0 ba · 800 sqft · Condo · 39 Days on market

Built 1962 Fair condition $225/sqft · 24% below area Est $237k · 24% under $982/mo HOA · 35% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• 1% rule +10.0/10.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Being sold in as-is condition. Currently tenant-occupied, and is one half of a package deal. An excellent investment opportunity, this home presents great potential for the right buyer. Welcome to this charming one-bedroom residence, offering a thoughtful layout and comfortable living. This inviting home features a private balcony—perfect for enjoying your morning coffee or unwinding at the end of the day—along with a formal dining room ideal for both everyday meals and entertaining. Inside, you’ll find beautiful hardwood floors throughout and an abundance of storage with five closets, including two conveniently located in the bedroom. The well-maintained building offers o

Key facts

• Formal dining room
• Private balcony
• Abundance of storage

Tags

• PRIVATE BALCONY
• FORMAL DINING ROOM
• HARDWOOD FLOORS
• ABUNDANCE OF STORAGE
• ON-SITE LAUNDRY

Property features AI

Finance

• Other: Located in Nassau County
• HOA & community: Part of Archer Street Condos association; Association fee: $982

Exterior

• Parking: Garage; Parking fee: $40
• Utilities: Electricity available; Water available; Sewer available; Sewer type: Other
• Home design: Stock cooperative; Entry level: 3
• Exterior features: Not waterfront; Construction materials: Other; Foundation: Other

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 rooms total (includes bedroom on first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor bedroom; Basement (common)
• Laundry & utility: Dedicated laundry room

🏷️ Possibly a rental listed for sale. The $180,000 price doesn't fit this home's estimated sale value (~$237,077) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-13 ($-151/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (1.0% below list).
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 3.0% in Freeport — 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 83/100 on livability (#69 in NY, #1,033 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Freeport Union Free School District (suburban): math 49% / reading 55% proficiency, ranked #325 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 199 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $1k of loan paydown is wiped out by about $5k 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 39 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: moderate flood risk; major wind risk, 72% 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 $174,600 (3.0% 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 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-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?
9. 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.
10. 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.
11. 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: 1.56% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $237,077
• List price: $180,000
• Delta: -24.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-29,325
• Equity at exit: $26,839

10-year hold

• IRR: -7.4%
• Equity multiple: 0.52×
• Total profit: $-23,946
• Equity at exit: $15,563

Cash invested: $50,400 (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 11520

• Active inventory: 199
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,802 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$982
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-13

Break-even live

Break-even rent $2,818

Max offer price $178,176

Occupancy floor 95%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87-89 S Main St Unit 204 Freeport, NY	1.0	1.0	900	$2,900	$3.22	43d	1	0.52mi
178 Pine St Freeport, NY	1.0	1.0	745	$2,588	$3.47	2d	3	0.57mi
74 Broadway Unit 3B Freeport, NY	1.0	1.0	525	$2,700	$5.14	43d	1	0.77mi
237 Porterfield Pl Freeport, NY	1.0	1.0	659	$3,100	$4.70	43d	1	0.92mi
2092 Grand Ave Unit 2 Baldwin, NY	2.0	1.0	1000	$2,800	$2.80	43d	1	1.50mi

HOA detail condo

• Monthly dues: $982 · $11,784/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $180,000 Active 39 DOM
2. 2026-06-17
   days on market $180,000 Active 38 DOM
3. 2026-06-16
   days on market $180,000 Active 37 DOM
4. 2026-06-16
   days on market $180,000 Active 36 DOM
5. 2026-06-04
   days on market $180,000 Active 33 DOM
6. 2026-06-02
   days on market $180,000 Active 32 DOM
7. 2026-06-01
   days on market $180,000 Active 31 DOM
8. 2026-05-31
   days on market $180,000 Active 30 DOM
9. 2026-04-24
   listed $180,000 Active 795-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 52% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $33,620
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − HOA: −$11,784
• − Depreciation: −$5,236
• Taxable loss: −$2,462
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $440/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This one-bedroom apartment requires moderate renovations, including painting, replacing cabinets, fixtures, and countertops, to improve its condition and value.

Repairs flagged

• Major Kitchen cabinets — Yellow cabinets need repainting or replacement
• Major Bathroom fixtures — Outdated and worn fixtures need replacement
• Major Kitchen countertops — Worn and dated countertops need replacement

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value
• Both Replace kitchen cabinets — New cabinets can significantly enhance the kitchen's functionality and appeal
• Both Replace bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appearance
• Both Replace kitchen countertops — New countertops can improve the kitchen's functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Yellow cabinets need repainting or replacement	Major	$15,000–50,000
Bathroom fixtures · Outdated and worn fixtures need replacement	Major	$15,000–50,000
Kitchen countertops · Worn and dated countertops need replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both Replace kitchen cabinets — New cabinets can significantly enhance the kitchen's functionality and appeal ↑
• Both Replace bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appearance ↑
• Both Replace kitchen countertops — New countertops can improve the kitchen's functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Freeport Union Free School District
• NCES district ID: 3611550
• Math proficiency: 49% ▼ -4.00%
• Reading proficiency: 55% ▲ 2.00%
• Median HH income: $67,772
• Composite: 46.12/100
• National rank: #2507
• State rank: #325 of 590 in NY

Livability — Freeport

• Score: 83/100
• State rank: #69
• US rank: #1033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freeport, NY
• City population: 44,873
• Population (ZIP): 44,873

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 0.67)
• Race & ethnicity: Hispanic / Latino 43% Black 33% White 19% Two or more races 17% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 15%
• Common ancestry: Hispanic 5% Scotch-Irish 1% Romanian 1%
• Foreign-born: 34% · Canada, Jamaica, Guatemala
• Languages at home: 55% English-only · Spanish 38% French/Haitian/Cajun 3% Other Indo-European 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: ▼ -721.06%
• Current HPI: 317.6076
• 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

3 events — show timeline

• 2026-06-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-06-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $180,000 OneKey® MLS as Distributed by MLS Grid