200 Lexington Ave Unit 8B

Oyster Bay, NY 11771

$375,000F

1 bd · 1.0 ba · 750 sqft · Built 1960 · Condo · Active · 2 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,184/mo
• Mortgage (P&I): −$1,967
• Tax + insurance: −$625
• HOA: −$966
• Vac / Maint / Mgmt: −$669
• Net cashflow: $-1,042/mo
• Annual: $-12,506/yr
• Cap rate: 2.96%
• Cash-on-cash: -11.91%
• DSCR: 0.47
• 1% rule: 0.85%
• Cash to close: $105,000

Investor read

• This is a 1-bed/1.0-bath condo listed at $375k. Condition is rated good.
• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (15.1% below list).
• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $318k (15.1% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Location reads 70/100 on livability (#436 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A; Watch: housing D+, commute F, cost of living F.
• Oyster Bay-East Norwich Central School District (suburban): math 68% / reading 67% proficiency, ranked #120 of 590 in NY (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Theodore Roosevelt School (325 students, 19% FRL); Oyster Bay Middle School (217 students, 19% FRL); Oyster Bay High School (math 63% / reading 68%, grade B, #773 of 1,100 statewide, top 70%, 415 students, 23% FRL).
• Watch-outs: HOA is 30% of rent.
• Market conditions: 71 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.

Questions for listing agent

• 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?
• Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.