23 Wildwood Ln · Greenvale, NY 11548

$2,399,000

5 bd · 4.5 ba · 4,667 sqft · SingleFamily public records · 21 Days on market

Built 1950 0.60 ac lot Est $2399k · at est.

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Why this score? — see what drove the C 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 +16.4/30.0
• Schools +7.9/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 23 Wildwood Lane - an expansive modern contemporary located on a Old Brookville Street and set on . 60 flat usable acres. This spacious home includes 5 oversized bedrooms and 5 well-appointed baths, including two primary ensuites with one located on the main level. Designed with flexibility in mind, this layout is ideal for multi-generational living. A dramatic entry foyer features 20-ft. soaring ceilings and the elegant and timeless marble floors set the tone for the rest of this unique home. Multiple sun-filled living spaces, and an open floor plan are designed for both everyday living and hosting large gatherings. The meticulously constructed eat-in kitchen flows seamlessly in

Key facts

• 0.6 acre lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Driveway; Garage; 2-car garage
• Utilities: Cesspool sewer; Cable available; Electricity available; Water connected
• Home design: Single family residence; Updated/remodeled
• Construction: Cedar exterior construction; Full attic
• Exterior features: Cedar construction; Full backyard fencing; Back yard fence; Not waterfront; Deck; Porch

Interior

• Kitchen: Convection oven; Cooktop; Electric cooktop; Electric oven; Electric range; Oven; Dishwasher; Disposal; Refrigerator; Stainless steel appliances; Kitchen island; Marble counters; Water purifier (owned); Breakfast bar; Eat-in kitchen; Open kitchen
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Carpet; Tile; Wood
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: First-floor bedroom; Breakfast bar; Cathedral ceilings; Double vanity; Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; His and hers closets; In-law floorplan; Kitchen island; Marble counters; Open floorplan; Open kitchen; Primary bathroom; Master on main level; Recessed lighting; Soaking tub; Storage; Walk-through kitchen; Walk-in closets; Oversized windows; Skylights; Deck; Porch
• Laundry & utility: Washer; Dryer; Electric water heater; Tankless water heater; Indirect water heater

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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 $2.15M (10.4% below list).
• Recommended offer: $2.15M (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#204 in NY, #3,174 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F, health & safety F.
• North Shore Central School District (suburban): math 88% / reading 84% proficiency, ranked #24 of 590 in NY (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Glen Head Elementary School (math 82% / reading 82%, grade A+, #138 of 2,108 statewide, top 8%, 371 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).

Forward outlook

• In year one you build about $147k of equity ($17k loan paydown + $130k appreciation (5.4% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $672k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$235k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($2.36M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $995k; list at $2.40M implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $2,150,000 (10.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $2,398,838
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Addison Ln	0.11mi	5/5.0	4,610 (-1%)	11mo	$1,800,000	$390	82
74 Woods Dr	0.51mi	5/4.5	4,466 (-4%)	4mo	$2,180,000	$488	66
16 Flamingo Rd N	0.45mi	5/3.5	4,318 (-8%)	12mo	$2,487,500	$576	53
15 Flamingo Rd	0.69mi	5/3.5	4,464 (-4%)	5mo	$2,725,000	$610	53
100 Glen Cove Rd	0.21mi	6/3.0 (+1)	3,992 (-14%)	10mo	$1,400,000	$351	47
19 Peacock Dr	0.70mi	5/4.0	4,829 (+4%)	19mo	$2,483,500	$514	44
58 Woods Dr	0.56mi	6/4.5 (+1)	4,000 (-14%)	23mo	$2,750,000	$688	26

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

Projected returns pro-forma

5.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.04×
• Total profit: $698,812
• Equity at exit: $1,422,783

10-year hold

• IRR: 16.2%
• Equity multiple: 3.99×
• Total profit: $2,011,183
• Equity at exit: $2,509,535

Cash invested: $671,720 (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 11548

• Home prices YoY: 2.0%
• Active inventory: 10
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $21,500 medium
• Mortgage (P&I): −$12,581
• Tax from tax record: −$2,045 /mo · $24,534/yr
• Insurance: −$1,000
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,515
• Net cashflow: $1,360

Break-even live

Break-even rent $19,778

Max offer price $2,399,000

Occupancy floor 89%

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: $599,750
• Closing costs: $71,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Plaka Ct Glen Head, NY	6.0	6.0	5100	$21,500	$4.22	1d	1	1.23mi

Listing history 14 events

1. 2026-06-18
   days on market $2,399,000 Active 21 DOM
2. 2026-06-17
   days on market $2,399,000 Active 20 DOM
3. 2026-06-16
   days on market $2,399,000 Active 19 DOM
4. 2026-06-15
   days on market $2,399,000 Active 18 DOM
5. 2026-06-13
   days on market $2,399,000 Active 16 DOM
6. 2026-06-13
   days on market $2,399,000 Active 15 DOM
7. 2026-06-09
   days on market $2,399,000 Active 12 DOM
8. 2026-06-08
   days on market $2,399,000 Active 11 DOM
9. 2026-06-07
   days on market $2,399,000 Active 10 DOM
10. 2026-06-04
    days on market $2,399,000 Active 7 DOM
11. 2026-06-03
    days on market $2,399,000 Active 6 DOM
12. 2026-06-02
    days on market $2,399,000 Active 5 DOM
13. 2026-06-01
    days on market $2,399,000 Active 4 DOM
14. 2026-05-31
    days on market $2,399,000 Active 3 DOM

ⓘ 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: $24,534 · $2,045/mo
• Projected year-2 tax: $32,539 · $2,712/mo
• Expected delta: +$8,004/yr (+$667/mo · 32.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $258,000
• − Mortgage interest: −$134,381
• − Property taxes: −$24,534
• − Insurance: −$11,995
• − Repairs & maintenance: −$20,640
• − Management: −$20,640
• − Depreciation: −$69,789
• Taxable loss: −$23,980
• Est. tax savings @ 24.0%: +$5,755
• After-tax cash flow: $22,078/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: North Shore Central School District
• NCES district ID: 3626370
• Math proficiency: 88% ▼ -3.00%
• Reading proficiency: 84% ▼ -2.00%
• Median HH income: $113,973
• Composite: 78.77/100
• National rank: #69
• State rank: #24 of 590 in NY

Livability — Greenvale

• Score: 77/100
• State rank: #204
• US rank: #3174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenvale, NY
• Population (ZIP): 2,171

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 (71%)
• Race & ethnicity: White 71% Asian 17% Hispanic / Latino 5% Black 5% Two or more races 3%
• Common ancestry: Scotch-Irish 5% Romanian 3% Subsaharan African 1%
• Foreign-born: 36% · China, Canada, South Korea
• Languages at home: 66% English-only · Chinese 11% Other Indo-European 9% Russian/Polish/Slavic 5%

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: ▲ 5.43%
• Current HPI: 273.4132
• 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

+399.8% since first listed

5 events — show timeline

• 2026-05-29 Listed $2,399,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-28 Coming Soon $2,399,000 OneKey® MLS as Distributed by MLS Grid
• 2003-10-03 Sold (Public Records) $995,000 Public Records
• 1996-11-20 Sold (Public Records) $690,000 Public Records
• 1986-10-15 Sold (Public Records) $480,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $24,534 · +0.8% YoY. Source: county tax records.