102 S Village Ave Unit 3B · Rockville Centre, NY 11570

$550,000

2 bd · 2.0 ba · 1,593 sqft · Condo · 43 Days on market

Built 1979 $345/sqft · 22% below area Est $709k · 22% under

---

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 +7.4/10.0
• Cash flow +6.6/30.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Penthouse 2-bedroom, 2-bath duplex apartment in Rockville Centre’s Rock River Co-op, offering a rare blend of space, privacy, peaceful views, and outdoor living. Spanning two levels, this residence features hardwood floors throughout, in-unit laundry, and a well-appointed kitchen with dishwasher, brand-new gas range, and brand-new LG refrigerator. The main level is designed for everyday living and entertaining with a very spacious living room, dining area, full bath, and secondary bedroom. Upstairs, a private primary suite retreat showcases a fireplace, walk-in closet with dressing area, full bath with stall shower, and direct access to a spectacular oversized rooftop deck—ideal

Key facts

• Walk-in closet
• In-unit laundry
• Built 1979

Tags

• IN-UNIT LAUNDRY
• WELL-APPOINTED KITCHEN
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• OVERSIZED ROOFTOP DECK
• NEAR MILL RIVER COMPLEX PARK

Property features AI

Finance

• Other: Walk-up building access
• HOA & community: Association: Rock River Apts. Inc.; Association amenities include landscaping, roof deck, snow removal, and trash service

Exterior

• Parking: No carport; Parking waitlist
• Security: Security system
• Utilities: Public sewer; Cable available and connected; Electricity available and connected; Natural gas available and connected; Sewer available and connected; Trash collection (public); Water available and connected; Electric service by other provider
• Home design: Stock cooperative; Top floor unit; Entry on level 3; Two-level interior; Four-story building; Actual property condition
• Construction: Brick construction
• Exterior features: Private roof; Roof deck

Interior

• Kitchen: Stone counters; Walk-through layout; Refrigerator; Freezer
• Bedrooms: Bedroom with wood-burning fireplace
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Entrance foyer; Formal dining area; His and hers closets; Primary bathroom; Recessed lighting; Soaking tub; Stone counters; Tray ceilings; Walk-through kitchen; Washer/dryer hookup; Walk-up building
• Laundry & utility: In-unit laundry; Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $550k.

Deal economics

• At list price, monthly cash flow is $-894 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $421k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $368k (33.1% below list).
• Recommended offer: $368k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.5% in Rockville Centre — 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 (#17 in NY, #365 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Rockville Centre Union Free School District (suburban): math 82% / reading 82% proficiency, ranked #37 of 590 in NY (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: South Side Middle School (math 56% / reading 75%, grade A-, #119 of 729 statewide, top 16%, 837 students, 14% FRL); South Side High School (math 98% / reading 75%, grade A, #336 of 1,100 statewide, top 31%, 999 students, 16% FRL).
• Market conditions: 143 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $4k of loan paydown is wiped out by about $16k 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 43 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $367,962 (33.1% 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 43 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.97%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $709,103
• List price: $550,000
• Delta: -22.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.4%
• Equity multiple: 0.05×
• Total profit: $-146,009
• Equity at exit: $82,007

10-year hold

• IRR: -27.6%
• Equity multiple: -0.30×
• Total profit: $-200,237
• Equity at exit: $47,554

Cash invested: $154,000 (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 11570

• Active inventory: 143
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,680 high
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$688 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $-894

Break-even live

Break-even rent $4,811

Max offer price $420,633

Occupancy floor —

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 N Centre Ave Rockville Centre, NY	3.0	1.0–3.5	1254	$4,918	$3.92	1d	1	0.32mi
44 Jefferson Ave Unit Second Floor Lynbrook, NY	2.0	1.0	1452	$2,850	$1.96	43d	1	0.64mi
99 Centre Ave East Rockaway, NY	1.0	1.0	1200	$2,995	$2.50	4d	1	0.68mi
68 Shipherd Ave Apt 2 Lynbrook, NY	2.0	1.0	1200	$2,650	$2.21	24d	1	0.70mi
32 Waterview Pl Lynbrook, NY	1.0	1.0	1607	$1,950	$1.21	12d	1	0.77mi
1 Allen St Unit 1 Lynbrook, NY	3.0	2.0	1100	$3,500	$3.18	16d	1	0.78mi
2701 Magee Pl Unit 2 Oceanside, NY	2.0	1.0	1500	$3,100	$2.07	43d	1	0.83mi
225 Marina Pointe Dr Unit 225 Oceanside, NY	2.0	2.0	1337	$4,200	$3.14	10d	1	1.06mi
311 Marina Pointe Dr Oceanside, NY	2.0	2.5	1700	$5,200	$3.06	43d	1	1.07mi
441 Atlantic Ave Unit 2 East Rockaway, NY	3.0	1.0	1150	$3,500	$3.04	43d	1	1.10mi
40 Southard Ave Rockville Centre, NY	2.0	1.0	1939	$2,650	$1.37	43d	1	1.13mi
56 State St Rockville Centre, NY	2.0	1.5	1200	$3,600	$3.00	18d	1	1.18mi
107 Fairview Ave Oceanside, NY	1.0	2.5	1954	$1,900	$0.97	43d	1	1.22mi
2 Fowler Ave Unit 211 Lynbrook, NY	3.0	2.0	1300	$3,750	$2.88	24d	1	1.27mi
576 Scranton Ave Unit 576-4 Lynbrook, NY	2.0	1.0	1212	$3,750	$3.09	44d	1	1.31mi
14 Endview Ave Lynbrook, NY	2.0	2.0	1210	$3,650	$3.02	43d	1	1.36mi
56 4th Ave Unit 3 East Rockaway, NY	1.0	1.0	1528	$2,100	$1.37	43d	1	1.38mi
2 Leach St Lynbrook, NY	3.0	1.0	1710	$3,300	$1.93	43d	1	1.49mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-18
   days on market $550,000 Active 43 DOM
2. 2026-06-17
   days on market $550,000 Active 42 DOM
3. 2026-06-16
   days on market $550,000 Active 41 DOM
4. 2026-06-15
   days on market $550,000 Active 40 DOM
5. 2026-06-13
   days on market $550,000 Active 38 DOM
6. 2026-06-13
   days on market $550,000 Active 37 DOM
7. 2026-06-09
   days on market $550,000 Active 34 DOM
8. 2026-06-08
   days on market $550,000 Active 33 DOM
9. 2026-06-07
   days on market $550,000 Active 32 DOM
10. 2026-06-04
    days on market $550,000 Active 29 DOM
11. 2026-06-03
    days on market $550,000 Active 28 DOM
12. 2026-06-02
    days on market $550,000 Active 27 DOM
13. 2026-06-01
    days on market $550,000 Active 26 DOM
14. 2026-05-31
    days on market $550,000 Active 25 DOM
15. 2026-04-26
    listed $550,000 Active 1046-char remark

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,155
• − Mortgage interest: −$30,809
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,532
• − Management: −$3,532
• − Depreciation: −$16,000
• Taxable loss: −$20,718
• Est. tax savings @ 24.0%: +$4,972
• After-tax cash flow: $-5,756/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: Rockville Centre Union Free School District
• NCES district ID: 3624780
• Math proficiency: 82% ▲ 3.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $102,401
• Composite: 74.33/100
• National rank: #162
• State rank: #37 of 590 in NY

Livability — Rockville Centre

• Score: 86/100
• State rank: #17
• US rank: #365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville Centre, NY
• County: Nassau County · 653,051 people
• City population: 28,908
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,908
• Household income: $157,163
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 732.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 12% Two or more races 7% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Romanian 4% Scotch-Irish 4% Subsaharan African 1%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 5% Chinese 1%

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: ▼ -731.15%
• Current HPI: 275.9882
• 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

• 2026-04-26 Listed $550,000 OneKey® MLS as Distributed by MLS Grid