2489 Eileen Rd · Oceanside, NY 11572

$749,000

4 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 23 Days on market

Built 1952 6,300 sqft lot $524/sqft · 12% below area Est $847k · 12% under

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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).

• ARV discount +12.7/15.0
• Cash flow +8.7/30.0
• Schools +6.7/10.0
• Livability +4.3/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained ranch-style home in the heart of Oceanside, offering the perfect blend of comfort, functionality, and modern upgrades. This spacious residence features 4 bedrooms and 3 full bathrooms, ideal for both everyday living and entertaining. Step inside to discover gleaming hardwood floors and a thoughtfully designed layout filled with natural light. The updated granite kitchen serves as the centerpiece of the home, offering both style and practicality for cooking and gathering. Radiant heat provides year-round comfort and efficiency. The fully finished basement adds valuable additional living space—perfect for a media room, home office, gym, or guest qu

Key facts

• Ranch-style home
• Radiant heat
• 6,300 sq ft lot

Tags

• RANCH-STYLE HOME
• GLEAMING HARDWOOD FLOORS
• UPDATED GRANITE KITCHEN
• RADIANT HEAT
• FULLY FINISHED BASEMENT
• ONE-CAR ATTACHED GARAGE

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public sewer; Electricity connected
• Home design: Single family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Oil heating; Ductless cooling
• Interior features: First-floor bedroom; Finished basement; Crawl attic; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $749k.

Deal economics

• At list price, monthly cash flow is $-625 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $639k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $593k (20.8% below list).
• Recommended offer: $593k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.0% in Oceanside — 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 86/100 on livability (#15 in NY, #340 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Oceanside Union Free School District (suburban): math 69% / reading 77% proficiency, ranked #75 of 590 in NY (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: School 5 (math 67% / reading 72%, grade A-, #447 of 2,108 statewide, top 24%, 448 students, 15% FRL); School 9M-Oceanside Middle School (math 48% / reading 61%, grade B-, #214 of 729 statewide, top 31%, 817 students, 16% FRL); School 7-Oceanside Senior High School (math 91% / reading 96%, grade A+, #131 of 1,100 statewide, top 13%, 1,692 students, 20% FRL).
• Market conditions: 176 active listings in the ZIP; 1 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 $5k of loan paydown is wiped out by about $22k 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 ($738k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $593,000 (20.8% 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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.79% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 10.5

CMA / ARV

• ARV (median comp): $847,054
• List price: $749,000
• Delta: -11.58%
• 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
2585 Oceanside Rd	0.13mi	3/2.0 (-1)	1,474 (+3%)	2mo	$775,000	$526	82
2531 Mount Ave	0.10mi	3/2.5 (-1)	1,505 (+5%)	5mo	$760,000	$505	76
2534 Yorktown St	0.38mi	4/1.0	1,406 (-2%)	6mo	$701,000	$499	70
15 N Oceanside Rd	0.36mi	3/1.5 (-1)	1,352 (-6%)	2mo	$758,000	$561	66
46 Ongley St	0.50mi	4/2.0	1,523 (+6%)	6mo	$725,000	$476	61
2691 Evans Rd	0.64mi	4/2.0	1,408 (-2%)	9mo	$665,000	$472	60
2612 Yorktown St	0.45mi	3/1.0 (-1)	1,328 (-7%)	7mo	$740,000	$557	53
342 Mildred St	0.72mi	3/2.0 (-1)	1,406 (-2%)	8mo	$735,000	$523	51
2922 Oceanside Rd	0.64mi	3/1.5 (-1)	1,330 (-7%)	6mo	$545,000	$410	47
2933 Marlborough Rd	0.73mi	3/2.0 (-1)	1,492 (+4%)	9mo	$700,000	$469	46
2306 Charing Cross Rd	0.68mi	4/2.0	1,612 (+13%)	2mo	$744,800	$462	46
385 Oceanside Pkwy	0.63mi	4/2.0	1,620 (+13%)	4mo	$840,000	$519	45

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-161,025
• Equity at exit: $111,678

10-year hold

• IRR: -16.3%
• Equity multiple: 0.09×
• Total profit: $-190,803
• Equity at exit: $64,760

Cash invested: $209,720 (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 11572

• Active inventory: 176
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $5,930 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$1,070 /mo · $12,841/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,245
• Net cashflow: $-625

Break-even live

Break-even rent $6,722

Max offer price $638,536

Occupancy floor —

Sensitivity live

Price	-10% $-201	-5% $-413	+0% $-625	+5% $-837	+10% $-1,049
Rent	-10% $-1,094	-5% $-860	+0% $-625	+5% $-391	+10% $-157
Rate	-1.0pp $-248	-0.5pp $-435	base $-625	+0.5pp $-819	+1.0pp $-1,017

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 N Centre Ave Rockville Centre, NY	3.0	1.0–3.5	1254	$5,930	$4.73	0d	1	1.13mi

Listing history 2 events

1. 2026-06-02
   status $749,000 Pending 23 DOM
2. 2026-04-23
   listed $749,000 Active

ⓘ 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: $12,841 · $1,070/mo
• Projected year-2 tax: $12,841 · $1,070/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°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: $71,160
• − Mortgage interest: −$41,956
• − Property taxes: −$12,841
• − Insurance: −$3,745
• − Repairs & maintenance: −$5,693
• − Management: −$5,693
• − Depreciation: −$21,789
• Taxable loss: −$20,556
• Est. tax savings @ 24.0%: +$4,934
• After-tax cash flow: $-2,570/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: Oceanside Union Free School District
• NCES district ID: 3621570
• Math proficiency: 69% ▼ -1.00%
• Reading proficiency: 77% ▲ 13.00%
• Median HH income: $100,802
• Composite: 66.68/100
• National rank: #410
• State rank: #75 of 590 in NY

Livability — Oceanside

• Score: 86/100
• State rank: #15
• US rank: #340

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: Oceanside, NY
• City population: 30,627
• Population (ZIP): 30,627

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 16% Two or more races 11% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 5% Dominican 3%
• Common ancestry: Romanian 4% Scotch-Irish 4% Subsaharan African 2%
• Foreign-born: 14% · Canada, Jamaica, Dominican Republic
• Languages at home: 82% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -636.96%
• Current HPI: 299.06
• 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

2 events — show timeline

• 2026-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $749,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2024): $12,841 · -6.8% YoY. Source: county tax records.