105 Bayview Ave · Manhasset, NY 11030

$1,100,000

3 bd · 1.5 ba · 1,266 sqft · SingleFamily public records · 32 Days on market

Built 1893 5,000 sqft lot $869/sqft · 23% below area Est $1437k · 23% 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 +15.0/15.0
• Schools +8.3/10.0
• Appreciation +7.7/10.0
• Cash flow +4.3/30.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Charming Colonial in the Heart of Manhasset. This charming Colonial is waiting for your personal touch to make it truly your own. The home features three bedrooms and 1.5 bathrooms, along with a comfortable living room and a kitchen ready for your updates. A full unfinished basement offers additional potential for storage for storage or future living space. Ideally located, this property is within walking distance to schools, the LIRR, as well as dining and shopping options. Don't miss this great opportunity to create the home you've been dreaming of!

Key facts

• 5,000 sq ft lot
• Garage
• Built 1893

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Cesspool sewer; Natural gas connected
• Home design: Single family residence; Three or more levels
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront; No additional parcels

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Unfinished basement; Full attic

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $-3k ($-35k/yr) — negative.
• To cash-flow at today's rent, offer at most $579k (47.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $537k (51.2% below list).
• Recommended offer: $537k (51.2% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 2.2% in Manhasset — 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 82/100 on livability (#78 in NY, #1,199 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, cost of living F.
• Manhasset Union Free School District (suburban): math 86% / reading 84% proficiency, ranked #8 of 590 in NY (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Manhasset Middle School (math 84% / reading 79%, grade A+, #22 of 729 statewide, top 3%, 521 students, 6% FRL); Manhasset Secondary School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 962 students, 8% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: 119 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $67k of equity ($8k loan paydown + $59k appreciation (5.4% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $399k; list at $1.10M implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $537,005 (51.2% 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 32 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1893 — 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. 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?
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: 0.49% ✗
• Cap rate: 3.07%
• Cash-on-cash: -11.50%
• DSCR: 0.49
• GRM: 17.1

CMA / ARV

• ARV (median comp): $1,437,146
• List price: $1,100,000
• Delta: -23.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Memorial Pl	0.33mi	3/1.5	1,246 (-2%)	12mo	$1,320,000	$1,059	72
145 Manhasset Ave	0.14mi	4/2.0 (+1)	1,188 (-6%)	7mo	$1,218,000	$1,025	70
14 Bayview Ct	0.10mi	2/2.0 (-1)	1,237 (-2%)	23mo	$870,000	$703	66
27 Bayview Ct	0.12mi	2/1.5 (-1)	1,162 (-8%)	12mo	$818,800	$705	66
300 Thompson Shore Rd	0.35mi	3/2.0	1,390 (+10%)	4mo	$1,500,000	$1,079	62
15 Ridge Dr	0.52mi	4/1.5 (+1)	1,250 (-1%)	18mo	$1,100,000	$880	53
21 Ravine Rd	0.68mi	3/2.0	1,220 (-4%)	9mo	$780,000	$639	53

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

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.29×
• Total profit: $89,520
• Equity at exit: $648,979

10-year hold

• IRR: 7.0%
• Equity multiple: 2.37×
• Total profit: $422,230
• Equity at exit: $1,141,831

Cash invested: $308,000 (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 11030

• Home prices YoY: 1.9%
• Active inventory: 119
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $5,370 high
• Mortgage (P&I): −$5,769
• Tax from tax record: −$966 /mo · $11,594/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,128
• Net cashflow: $-2,951

Break-even live

Break-even rent $9,105

Max offer price $578,751

Occupancy floor —

Sensitivity live

Price	-10% $-2,328	-5% $-2,639	+0% $-2,951	+5% $-3,262	+10% $-3,573
Rent	-10% $-3,375	-5% $-3,163	+0% $-2,951	+5% $-2,739	+10% $-2,526
Rate	-1.0pp $-2,397	-0.5pp $-2,671	base $-2,951	+0.5pp $-3,236	+1.0pp $-3,526

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Highland Ter Manhasset, NY	3.0	3.0	1400	$6,500	$4.64	46d	1	0.04mi
17 Myrtle St Unit 2nd Manhasset, NY	2.0	1.0	1650	$3,500	$2.12	46d	1	0.16mi
71 Orchard St Manhasset, NY	2.0	2.5	1596	$6,600	$4.14	26d	1	0.35mi
240 E Shore Rd Great Neck, NY	3.0	1.0–2.5	999	$5,830	$5.84	0d	1	0.43mi
28 Vista Hill Rd Great Neck, NY	3.0	2.0	1700	$5,500	$3.24	0d	1	0.71mi
267 Schenck Ave Great Neck, NY	3.0	1.5	1400	$3,950	$2.82	26d	1	0.84mi
261 Schenck Ave Unit 1st Floor Great Neck, NY	2.0	1.0	975	$3,700	$3.79	26d	1	0.86mi
261 Schenck Ave Unit 2nd Floor Great Neck, NY	2.0	1.0	1000	$3,500	$3.50	26d	1	0.86mi
109 Chase Rd Manhasset, NY	3.0	1.5	1392	$7,350	$5.28	46d	1	0.87mi
15 Prospect St Unit 2FL Great Neck, NY	3.0	3.0	1350	$4,950	$3.67	19d	1	1.04mi
37 Spruce St Unit 2 Great Neck, NY	2.0	1.0	900	$3,500	$3.89	46d	1	1.06mi
130 S Middle Neck Rd #2 Great Neck, NY	3.0	2.0	1500	$4,300	$2.87	0d	1	1.34mi
55 S Middle Neck Rd Unit 4C Great Neck, NY	2.0	2.0	1200	$4,600	$3.83	46d	1	1.35mi
59 Radnor Rd Great Neck, NY	3.0	3.5	1862	$6,500	$3.49	26d	1	1.46mi
15 Maple Grove St Great Neck, NY	4.0	2.0	1383	$5,300	$3.83	24d	1	1.50mi

Listing history 10 events

1. 2026-06-07
   days on market $1,100,000 Active 32 DOM
2. 2026-06-04
   days on market $1,100,000 Active 29 DOM
3. 2026-06-03
   days on market $1,100,000 Active 28 DOM
4. 2026-06-02
   days on market $1,100,000 Active 27 DOM
5. 2026-06-01
   days on market $1,100,000 Active 26 DOM
6. 2026-05-31
   days on market $1,100,000 Active 25 DOM
7. 2026-05-06
   listed $1,100,000 Active 562-char remark
8. 2001-10-10
   soldstatus $399,000
9. 1992-06-12
   soldstatus $194,500
10. 1984-03-01
    soldstatus $124,000

ⓘ 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: $11,594 · $966/mo
• Projected year-2 tax: $15,092 · $1,258/mo
• Expected delta: +$3,498/yr (+$292/mo · 30.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 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: $64,441
• − Mortgage interest: −$61,617
• − Property taxes: −$11,594
• − Insurance: −$5,500
• − Repairs & maintenance: −$5,155
• − Management: −$5,155
• − Depreciation: −$32,000
• Taxable loss: −$56,581
• Est. tax savings @ 24.0%: +$13,579
• After-tax cash flow: $-21,829/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: Manhasset Union Free School District
• NCES district ID: 3618270
• Math proficiency: 86% ▬ 0.00%
• Reading proficiency: 84% ▲ 2.00%
• Median HH income: $166,795
• Composite: 82.99/100
• National rank: #17
• State rank: #8 of 590 in NY

Livability — Manhasset

• Score: 82/100
• State rank: #78
• US rank: #1199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manhasset, NY
• City population: 17,703
• Population (ZIP): 17,703

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 (67%)
• Race & ethnicity: White 67% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 2%
• Foreign-born: 18% · China, South Korea, Canada
• Languages at home: 74% English-only · Chinese 9% Other Indo-European 8% Korean 3%

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: ▲ 5.38%
• Current HPI: 288.8947
• 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

+787.1% since first listed

4 events — show timeline

• 2026-05-06 Listed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2001-10-10 Sold (Public Records) $399,000 Public Records
• 1992-06-12 Sold (Public Records) $194,500 Public Records
• 1984-03-01 Sold (Public Records) $124,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $11,594 · +11.9% YoY. Source: county tax records.