2 Town House Pl Unit 1J · Great Neck Plaza, NY 11021

$300,000

1 bd · 1.0 ba · — sqft · Townhouse · 68 Days on market

Built 1954 Good condition

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Why this score? — see what drove the B 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome To The Village of Great Neck Plaza. The Building Entrance Sits At The End Of A Charming Path Off Of A Quiet Cul De Sac. This Newly Furbished 919 Sq Ft Spacious Unit Offers Nice Size Dinning Room, New kitchen W/ White Shaker Cabinets, Quartz Counter Top, New Appliances (Gas Range), And Beautiful New Porcelain Flooring. Large Living Room (12x24) (That Can Be Used As Lr & Work Space), Updated Bath W/ Marble, Huge Bedroom (14x24) W/ WI Closet, Hardwood Floors Throughout. This Is Nicely Furnished Unit Has Eastern Exposure Facing The tranquil court yard. Minutes Away From Shopping, LIRR, Transportation And Dining.(Only Water Bill Is Inc.), No Pets.

Key facts

• Built 1954
• Listed 67 days

🏷️ Possibly a rental listed for sale. The $300,000 price doesn't fit this home's estimated sale value (~$631,365) 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 townhouse listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.4% in Great Neck Plaza — 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 85/100 on livability (#35 in NY, #551 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Great Neck Union Free School District (suburban): math 86% / reading 83% proficiency, ranked #30 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 201 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• This rent runs 38% of the median local income ($120k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $631,365
• List price: $300,000
• Delta: -52.48%
• 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
4 Maple Dr Unit 1J	0.27mi	1/1.0	800	0mo	$310,000	$388	74
25 Park Pl Unit 2C	0.38mi	1/1.0	787	1mo	$405,000	$515	69
160 Middle Neck Rd Unit 2 C	0.41mi	1/1.0	840	0mo	$350,000	$417	68
171 Great Neck Rd Unit 1F	0.18mi	2/2.5 (+1)	1,200	0mo	$915,000	$763	68
37 Brompton Rd Unit 3D	0.42mi	1/1.0	864	0mo	$365,000	$422	68
37 Brompton Rd Unit 6D	0.42mi	1/1.0	864	1mo	$380,000	$440	67
100 Cuttermill Rd Unit 1K	0.24mi	2/2.5 (+1)	1,200	1mo	$845,000	$704	64
22 Park Pl Unit 4T	0.35mi	2/2.0 (+1)	1,548	0mo	$975,000	$630	62
1 East Mill Dr Unit 1H	0.70mi	1/1.0	750	1mo	$280,000	$373	55
25 Chapel Pl Unit 1H	0.57mi	2/2.0 (+1)	1,583	0mo	$680,000	$430	52
218 Middle Neck Rd #313	0.62mi	2/2.0 (+1)	1,189	1mo	$1,170,000	$984	49
6 West Mill Dr Unit 1E	0.74mi	2/1.0 (+1)	1,000	0mo	$406,000	$406	48

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $8,773
• Equity at exit: $44,731

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $81,788
• Equity at exit: $25,939

Cash invested: $84,000 (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 11021

• Active inventory: 201
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,833 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $900

Break-even live

Break-even rent $2,695

Max offer price $300,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,107	-5% $1,003	+0% $900	+5% $796	+10% $692
Rent	-10% $597	-5% $748	+0% $900	+5% $1,051	+10% $1,202
Rate	-1.0pp $1,051	-0.5pp $976	base $900	+0.5pp $822	+1.0pp $743

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Cuttermill Rd #518 Great Neck, NY	2.0	2.5	1360	$4,980	$3.66	45d	1	0.11mi
141 Great Neck Rd Unit 2G Great Neck, NY	2.0	1.5	1000	$4,250	$4.25	4d	1	0.11mi
141 Great Neck Rd Unit 3A Great Neck, NY	2.0	2.5	1490	$4,800	$3.22	20d	1	0.11mi
4 Chelsea Pl Apt 3F Great Neck, NY	2.0	2.0	900	$4,600	$5.11	25d	1	0.17mi
4 Chelsea Pl Unit 3D Great Neck, NY	2.0	2.0	1200	$4,700	$3.92	45d	1	0.17mi
50 Knightsbridge Rd Unit 2B Great Neck Plaza, NY	2.0	1.0	850	$3,450	$4.06	5d	1	0.17mi
60 Knightsbridge Rd Unit 3F Great Neck Plaza, NY	2.0	1.0	850	$3,550	$4.18	5d	1	0.19mi
70 Knightsbridge Rd Unit 3F Great Neck Plaza, NY	2.0	1.0	850	$3,450	$4.06	45d	1	0.20mi
100 Cuttermill Rd Great Neck, NY	1.0–2.0	1.5–2.5	1200	$3,550	$2.96	25d	1	0.23mi
7 Bond St Unit 3J Great Neck, NY	1.0	1.0	650	$2,800	$4.31	21d	1	0.25mi
12 Bond St Unit 5B Great Neck, NY	2.0	2.5	—	$6,999	—	4d	1	0.26mi
4 Maple Dr Apt 6H Great Neck, NY	1.0	1.0	900	$2,300	$2.56	45d	1	0.27mi
255 Great Neck Rd Great Neck Plaza, NY	2.0	2.0	—	$5,250	—	0d	2	0.30mi
55 S Middle Neck Rd Unit 4C Great Neck, NY	2.0	2.0	1200	$4,600	$3.83	45d	1	0.36mi
11 Schenck Ave Unit 2D Great Neck Plaza, NY	1.0	1.0	750	$2,200	$2.93	45d	1	0.38mi
30 Barstow Rd Unit LL4 Great Neck, NY	—	1.0	415	$1,825	$4.40	45d	1	0.39mi
16 Stoner Ave Unit 2G Great Neck, NY	1.0	1.0	700	$2,800	$4.00	45d	1	0.40mi
17 Schenck Ave Unit 3B Great Neck Plaza, NY	1.0	1.0	700	$2,295	$3.28	14d	1	0.42mi
10 Canterbury Rd Great Neck, NY	1.0	1.5	796	$3,600	$4.52	0d	1	0.43mi
12 Welwyn Rd Unit 2P Great Neck Plaza, NY	2.0	1.0	795	$2,735	$3.44	45d	1	0.51mi
218 Middle Neck Rd #313 Great Neck, NY	2.0	2.0	1189	$6,300	$5.30	8d	1	0.63mi
37 Spruce St Unit 2 Great Neck, NY	2.0	1.0	900	$3,500	$3.89	45d	1	0.87mi
14 Linden St Great Neck, NY	2.0	1.0	1980	$3,750	$1.89	0d	1	0.90mi
4141 Little Neck Pkwy #3 Little Neck, NY	2.0	2.0	1350	$3,000	$2.22	25d	1	1.06mi
261 Schenck Ave Unit 2nd Floor Great Neck, NY	2.0	1.0	1000	$3,500	$3.50	25d	1	1.08mi
261 Schenck Ave Unit 1st Floor Great Neck, NY	2.0	1.0	975	$3,700	$3.79	25d	1	1.08mi
4212 Marathon Pkwy Little Neck, NY	1.0	1.0	550	$2,375	$4.32	25d	1	1.15mi
240 E Shore Rd Great Neck, NY	3.0	1.0–2.5	999	$4,803	$4.81	0d	1	1.24mi
14 Beach Rd Unit 3B Great Neck, NY	2.0	1.0	850	$3,500	$4.12	20d	1	1.25mi
14 Beach Rd Unit 3A Great Neck, NY	2.0	1.0	1000	$3,400	$3.40	11d	1	1.25mi
720 Middle Neck Rd Great Neck, NY	1.0–2.0	1.0–2.0	—	$3,895	—	0d	4	1.44mi

Listing history 15 events

1. 2026-06-21
   days on market $300,000 Active 68 DOM
2. 2026-06-18
   days on market $300,000 Active 65 DOM
3. 2026-06-17
   days on market $300,000 Active 64 DOM
4. 2026-06-16
   days on market $300,000 Active 63 DOM
5. 2026-06-15
   days on market $300,000 Active 62 DOM
6. 2026-06-13
   days on market $300,000 Active 60 DOM
7. 2026-06-09
   days on market $300,000 Active 56 DOM
8. 2026-06-08
   days on market $300,000 Active 55 DOM
9. 2026-06-07
   days on market $300,000 Active 54 DOM
10. 2026-06-04
    days on market $300,000 Active 51 DOM
11. 2026-06-03
    days on market $300,000 Active 50 DOM
12. 2026-06-02
    days on market $300,000 Active 49 DOM
13. 2026-06-01
    days on market $300,000 Active 48 DOM
14. 2026-05-31
    days on market $300,000 Active 47 DOM
15. 2026-04-13
    listed $300,000 Active 662-char remark

    Show marketing remark (662 chars)

    Welcome To The Village of Great Neck Plaza. The Building Entrance Sits At The End Of A Charming Path Off Of A Quiet Cul De Sac. This Newly Furbished 919 Sq Ft Spacious Unit Offers Nice Size Dinning Room, New kitchen W/ White Shaker Cabinets, Quartz Counter Top, New Appliances (Gas Range), And Beautiful New Porcelain Flooring. Large Living Room (12x24) (That Can Be Used As Lr & Work Space), Updated Bath W/ Marble, Huge Bedroom (14x24) W/ WI Closet, Hardwood Floors Throughout. This Is Nicely Furnished Unit Has Eastern Exposure Facing The tranquil court yard. Minutes Away From Shopping, LIRR, Transportation And Dining.(Only Water Bill Is Inc.), No Pets.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,000
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$2,166
• − Repairs & maintenance: −$3,680
• − Management: −$3,680
• − Depreciation: −$8,727
• Taxable income: $6,442
• Est. tax owed @ 24.0%: −$1,546
• After-tax cash flow: $9,249/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

Good 75/100 Cosmetic rehab

This well-maintained, newly furbished unit offers a good balance of updates and original charm, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and property value.
• Both Replace outdated light fixtures — Modernizes the space and enhances curb appeal.
• Both Install smart home devices — Improves energy efficiency and adds modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Replace outdated light fixtures — Modernizes the space and enhances curb appeal. ↑
• Both Install smart home devices — Improves energy efficiency and adds modern amenities. ↑

ⓘ 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: Great Neck Union Free School District
• NCES district ID: 3612510
• Math proficiency: 86% ▬ 0.00%
• Reading proficiency: 83% ▬ 0.00%
• Median HH income: $99,939
• Composite: 76.19/100
• National rank: #111
• State rank: #30 of 590 in NY

Livability — Great Neck Plaza

• Score: 85/100
• State rank: #35
• US rank: #551

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: Great Neck Plaza, NY
• County: Nassau County · 653,051 people
• City population: 19,474
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 19,783
• Household income: $120,230
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 601.0

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 0.59)
• Race & ethnicity: White 56% Asian 31% Hispanic / Latino 8% Two or more races 5% Black 1%
• Common ancestry: Scotch-Irish 5% Romanian 4% Subsaharan African 1%
• Foreign-born: 36% · China, Canada, South Korea
• Languages at home: 54% English-only · Chinese 16% Other Indo-European 10% Spanish 7%

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: ▼ -736.84%
• Current HPI: 254.751
• 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

1 event — show timeline

• 2026-04-13 Listed $300,000 OneKey® MLS as Distributed by MLS Grid