700 Broadway #26 · North Amityville, NY 11701

$199,000

2 bd · 1.0 ba · 848 sqft · Condo · 51 Days on market

Built 1968

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Sale may be subject to terms and conditions of an offering plan and Board Approval. Step into this bright and spacious 2 bedroom, 1 bath upper unit that’s ready for you to make it your own. The home offers an eat-in kitchen and an open living/dining room combo that’s perfect for relaxing or entertaining guests. Enjoy a roomy balcony with a lovely view of the courtyard, giving you a peaceful spot to unwind. The unit features plenty of storage throughout, plus the convenience of 1 assigned parking space. Maintenance fees are included except cable and electric. A little updating will go a long way here. Bring your ideas and create the home you’ve been dreaming of! Close to sh

Key facts

• Plenty of storage
• Roomy balcony
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• OPEN LIVING DINING ROOM
• ROOMY BALCONY
• PLENTY OF STORAGE
• ASSIGNED PARKING SPACE
• CLOSE TO SHOPPING

🏢 Co-op / cooperative unit. The $199,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.8% in North Amityville — 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 64/100 on livability (#770 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute B; Watch: crime C-, amenities F, cost of living F.
• Amityville Union Free School District (suburban): math 23% / reading 28% proficiency, ranked #579 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northwest Elementary School (564 students, 62% FRL); Edmund W Miles Middle School (math 10% / reading 30%, grade F, #666 of 729 statewide, top 93%, 599 students, 75% FRL); Amityville Memorial High School (math 68% / reading 34%, grade D+, #969 of 1,100 statewide, top 88%, 968 students, 70% FRL).
• Market conditions: 123 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 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 $6k of value loss. Plan a longer hold.
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.47% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.49×
• Total profit: $27,410
• Equity at exit: $29,672

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $100,808
• Equity at exit: $17,206

Cash invested: $55,720 (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 11701

• Active inventory: 123
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,926 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $936

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,073	-5% $1,005	+0% $936	+5% $867	+10% $798
Rent	-10% $705	-5% $820	+0% $936	+5% $1,052	+10% $1,167
Rate	-1.0pp $1,036	-0.5pp $987	base $936	+0.5pp $884	+1.0pp $832

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Brefni St Amityville, NY	1.0	1.0	752	$2,952	$3.93	1d	9	0.45mi
34 Paula Dr Farmingdale, NY	2.0	1.0	1000	$2,600	$2.60	5d	1	1.00mi
366 Broadway Amityville, NY	3.0	1.0–2.5	1354	$4,255	$3.14	1d	1	1.07mi
110 Cedar Rd Amityville, NY	1.0	1.0	585	$2,115	$3.62	2d	7	1.08mi
124 Greene Ave Amityville, NY	2.0	2.0	1146	$3,825	$3.34	1d	1	1.35mi
97 W Oak St Apt 7 Amityville, NY	1.0	1.5	732	$2,995	$4.09	44d	1	1.40mi
800 Cassata Dr Copiague, NY	1.0–2.0	1.0	846	$2,960	$3.50	1d	7	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electriccableparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-01-12
   status Pending
2. 2025-11-22
   listed $199,000 Active

ⓘ 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 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,107
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,809
• − Management: −$2,809
• − Depreciation: −$5,789
• Taxable income: $8,574
• Est. tax owed @ 24.0%: −$2,058
• After-tax cash flow: $9,174/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: Amityville Union Free School District
• NCES district ID: 3602940
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $70,995
• Composite: 24.47/100
• National rank: #7663
• State rank: #579 of 590 in NY

Livability — North Amityville

• Score: 64/100
• State rank: #770
• US rank: #14746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Amityville, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,509
• Household income: $117,033
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 959.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 1,505,262 people
• By 2030: 1,498,318 · -0.5%
• By 2040: 1,471,101 · -2.3%
• By 2050: 1,424,848 · -5.3%
• By 2075: 1,337,157 · -11.2%
• By 2100: 1,217,720 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 37% Black 28% Hispanic / Latino 28% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Slovak 1%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 71% English-only · Spanish 20% French/Haitian/Cajun 3% Other Indo-European 3%

Political lean MEDSL · Suffolk

• 2024 margin: Lean R (+10.0) · D 45.0% · R 55.0%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.0pp · 2024: -10.0pp
• All cycles: 2024: R+10.0 2020: R+0.0 2016: R+8.2 2012: D+2.9 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -345.15%
• Current HPI: 306.4465
• 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

2 events — show timeline

• 2026-01-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-22 Listed $199,000 OneKey® MLS as Distributed by MLS Grid