17 Edwards St Unit 2A · Roslyn, NY 11577

$424,999

2 bd · 1.0 ba · 900 sqft · Condo · 26 Days on market

Built 1950 $472/sqft · 24% above area Est $343k · 24% over

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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).

• Cash flow +17.0/30.0
• Schools +7.7/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HELLO GORGEOUS! THIS 2ND FLOOR UNIT HAS BEEN RECENTLY RENOVATED AND FEATURES NEW FLOORING, NEW LIGHT FIXTURES, NEW MOLDINGS, AND SPACIOUS SUNLIT ROOMS WITH LOTS OF CLOSET SPACE. EASY COMMUTING AND BEAUTIFUL GROUNDS, Additional information: Interior Features:Lr/Dr

Key facts

• Built 1950
• Listed 26 days

Property features AI

Finance

• Other: Living area approximately 900 sq ft; Located in Nassau County
• HOA & community: Association fee includes common area maintenance, exterior maintenance, grounds care, heat, hot water, sewer, snow removal, trash and water

Exterior

• Parking: Assigned parking; Common parking; Waitlist for parking
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Trash collection (private); Water connected
• Home design: Stock cooperative
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window cooling unit(s)
• Interior features: Double vanity; Granite counters; His and hers closets; Updated/remodeled condition; 6 total rooms
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $408k (4.1% below list).
• Recommended offer: $408k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.6% in Roslyn — 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 83/100 on livability (#63 in NY, #910 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Roslyn Union Free School District (suburban): math 83% / reading 82% proficiency, ranked #28 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Roslyn Heights Elementary School (345 students, 20% FRL); Roslyn Middle School (math 78% / reading 82%, grade A+, #28 of 729 statewide, top 4%, 766 students, 16% FRL); Roslyn High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,035 students, 15% FRL).
• Market conditions: 71 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $13k 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 26 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $328k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $407,739 (4.1% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $342,926
• List price: $424,999
• Delta: 23.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-50,714
• Equity at exit: $63,369

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-20,614
• Equity at exit: $36,746

Cash invested: $119,000 (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 11577

• Home prices YoY: -28.9%
• Active inventory: 71
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $4,077 medium
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$856
• Net cashflow: $284

Break-even live

Break-even rent $3,718

Max offer price $424,999

Occupancy floor 88%

Sensitivity live

Price	-10% $578	-5% $431	+0% $284	+5% $137	+10% $-10
Rent	-10% $-38	-5% $123	+0% $284	+5% $445	+10% $606
Rate	-1.0pp $498	-0.5pp $392	base $284	+0.5pp $174	+1.0pp $62

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Warner Ave Unit 304 Roslyn Heights, NY	1.0	1.0	856	$4,450	$5.20	13d	1	0.18mi
3 Bryant Ave Unit C Roslyn, NY	2.0	1.0	825	$3,200	$3.88	46d	1	0.80mi
1012 Old Northern Blvd Roslyn, NY	2.0	2.0	900	$3,250	$3.61	19d	1	0.84mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-08
   statusdays on market $424,999 Pending 26 DOM
2. 2026-06-07
   days on market $424,999 Active 25 DOM
3. 2026-06-04
   days on market $424,999 Active 22 DOM
4. 2026-06-03
   days on market $424,999 Active 21 DOM
5. 2026-06-02
   days on market $424,999 Active 20 DOM
6. 2026-06-01
   days on market $424,999 Active 19 DOM
7. 2026-05-31
   days on market $424,999 Active 18 DOM
8. 2026-05-14
   listed $424,999 Active 713-char remark
9. 2026-05-12
   historical $424,999 713-char remark
10. 2021-05-19
    soldstatus $328,000 Closed 263-char remark

    Show marketing remark (263 chars)

    HELLO GORGEOUS! THIS 2ND FLOOR UNIT HAS BEEN RECENTLY RENOVATED AND FEATURES NEW FLOORING, NEW LIGHT FIXTURES, NEW MOLDINGS, AND SPACIOUS SUNLIT ROOMS WITH LOTS OF CLOSET SPACE. EASY COMMUTING AND BEAUTIFUL GROUNDS, Additional information: Interior Features:Lr/Dr

11. 2021-01-05
    status Pending 263-char remark

    Show marketing remark (263 chars)

    HELLO GORGEOUS! THIS 2ND FLOOR UNIT HAS BEEN RECENTLY RENOVATED AND FEATURES NEW FLOORING, NEW LIGHT FIXTURES, NEW MOLDINGS, AND SPACIOUS SUNLIT ROOMS WITH LOTS OF CLOSET SPACE. EASY COMMUTING AND BEAUTIFUL GROUNDS, Additional information: Interior Features:Lr/Dr

12. 2020-11-27
    price $330,000 263-char remark

    Show marketing remark (263 chars)

    HELLO GORGEOUS! THIS 2ND FLOOR UNIT HAS BEEN RECENTLY RENOVATED AND FEATURES NEW FLOORING, NEW LIGHT FIXTURES, NEW MOLDINGS, AND SPACIOUS SUNLIT ROOMS WITH LOTS OF CLOSET SPACE. EASY COMMUTING AND BEAUTIFUL GROUNDS, Additional information: Interior Features:Lr/Dr

13. 2020-11-16
    price $335,000 263-char remark

    Show marketing remark (263 chars)

    HELLO GORGEOUS! THIS 2ND FLOOR UNIT HAS BEEN RECENTLY RENOVATED AND FEATURES NEW FLOORING, NEW LIGHT FIXTURES, NEW MOLDINGS, AND SPACIOUS SUNLIT ROOMS WITH LOTS OF CLOSET SPACE. EASY COMMUTING AND BEAUTIFUL GROUNDS, Additional information: Interior Features:Lr/Dr

14. 2020-10-18
    listed $340,000 Active 263-char remark

    Show marketing remark (263 chars)

    HELLO GORGEOUS! THIS 2ND FLOOR UNIT HAS BEEN RECENTLY RENOVATED AND FEATURES NEW FLOORING, NEW LIGHT FIXTURES, NEW MOLDINGS, AND SPACIOUS SUNLIT ROOMS WITH LOTS OF CLOSET SPACE. EASY COMMUTING AND BEAUTIFUL GROUNDS, Additional information: Interior Features:Lr/Dr

15. 2020-10-10
    historical $340,000 263-char remark

    Show marketing remark (263 chars)

    HELLO GORGEOUS! THIS 2ND FLOOR UNIT HAS BEEN RECENTLY RENOVATED AND FEATURES NEW FLOORING, NEW LIGHT FIXTURES, NEW MOLDINGS, AND SPACIOUS SUNLIT ROOMS WITH LOTS OF CLOSET SPACE. EASY COMMUTING AND BEAUTIFUL GROUNDS, Additional information: Interior Features:Lr/Dr

16. 2019-07-31
    soldstatus $330,000 Closed

    Show marketing remark (365 chars)

    Bright 2 bedroom apt in a beautiful complex. Great location- walking distance to LIRR, bus, and town. Recently renovated kitchen- granite countertops, new appliances and brand new bathroom. New hardwood flooring and crown molding throughout. Large bedrooms with plenty of closet space in each room. Roslyn Schools!!!, Additional information: Interior Features:Lr/Dr

17. 2019-05-09
    status Under Contract

    Show marketing remark (365 chars)

    Bright 2 bedroom apt in a beautiful complex. Great location- walking distance to LIRR, bus, and town. Recently renovated kitchen- granite countertops, new appliances and brand new bathroom. New hardwood flooring and crown molding throughout. Large bedrooms with plenty of closet space in each room. Roslyn Schools!!!, Additional information: Interior Features:Lr/Dr

18. 2019-04-18
    listed $325,000 New

    Show marketing remark (365 chars)

    Bright 2 bedroom apt in a beautiful complex. Great location- walking distance to LIRR, bus, and town. Recently renovated kitchen- granite countertops, new appliances and brand new bathroom. New hardwood flooring and crown molding throughout. Large bedrooms with plenty of closet space in each room. Roslyn Schools!!!, Additional information: Interior Features:Lr/Dr

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,929
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,914
• − Management: −$3,914
• − Depreciation: −$12,364
• Taxable loss: −$3,570
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $4,266/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: Roslyn Union Free School District
• NCES district ID: 3625050
• Math proficiency: 83% ▼ -2.00%
• Reading proficiency: 82% ▲ 3.00%
• Median HH income: $128,640
• Composite: 77.26/100
• National rank: #101
• State rank: #28 of 590 in NY

Livability — Roslyn

• Score: 83/100
• State rank: #63
• US rank: #910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roslyn, NY
• City population: 12,796
• Population (ZIP): 12,771

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 22% Hispanic / Latino 10% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2%
• Common ancestry: Scotch-Irish 6% Romanian 4% Danish 2%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Indo-European 11% Chinese 9% Spanish 8%

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: ▼ -125.67%
• Current HPI: 308.3566
• 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

+30.8% since first listed

12 events — show timeline

• 2026-06-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $424,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $424,999 OneKey® MLS as Distributed by MLS Grid
• 2021-05-19 Sold (MLS) $328,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-11-27 Price Changed $330,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-16 Price Changed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-18 Listed $340,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-10 Coming Soon $340,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-31 Sold (MLS) $330,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-04-18 Listed $325,000 OneKey® MLS as Distributed by MLS Grid