1013 Rottkamp St #1 · North Valley Stream, NY 11580

$264,900

1 bd · 1.0 ba · 550 sqft · Condo · 64 Days on market

Built 1959 Fair condition ↓ 2% since listing

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Pristine Valley Park Estates -- 18 acres of tree-lined park-like settings. 2 on-site laundry rooms. Lower one bedroom, Nestled on Treeline block. Close To Schools, Parkways, and Shopping. Co-op Board requires: minimum 20% down, credit score 700, Income requirement—Maint. & Mortgage not exceed 35% Pet-Friendly Property--1 dog under 35lbs permitted. Monthly maintenance includes heat, hot water, real estate taxes, and common area upkeep.

Key facts

• Close to schools
• Garage
• Built 1959

Tags

• TREE-LINED PARK-LIKE SETTINGS
• ON-SITE LAUNDRY ROOMS
• CLOSE TO SCHOOLS
• PET-FRIENDLY PROPERTY

Property features AI

Finance

• HOA & community: Association: Valley Park Estates Owners Corp.; Additional board purchase/application fee: $1,000

Exterior

• Parking: Garage; Off-street parking; Parking lot; Private parking; Waitlist for parking
• Utilities: Public sewer; Cable available; Natural gas available and connected
• Home design: Stock cooperative; One-level unit (entry level 1); Two-story building
• Construction: Brick construction
• Exterior features: Brick exterior; Not on waterfront; Measured living area

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; No basement; No attic; 3 total rooms; 2 stories (unit occupies one level); Entry level: 1; Pets allowed with size limit
• Laundry & utility: Washer; Common area laundry

🏢 Co-op / cooperative unit. The $264,900 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 1-bed/1.0-bath condo listed at $265k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (16.7% below list).
• Recommended offer: $221k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.5% in North Valley Stream — 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 80/100 on livability (#120 in NY, #1,949 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• Sewanhaka Central High School District (suburban): math 76% / reading 83% proficiency, ranked #43 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Elmont Memorial High School (math 81% / reading 83%, grade A, #452 of 1,100 statewide, top 44%, 1,501 students, 48% FRL) — zoned schools average 48% FRL vs 19% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 64 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 54% 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 $220,723 (16.7% 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 64 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are B-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?
10. 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?
11. 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.
12. 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.
13. 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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-54,436
• Equity at exit: $39,497

10-year hold

• IRR: -18.0%
• Equity multiple: 0.07×
• Total profit: $-68,853
• Equity at exit: $22,904

Cash invested: $74,172 (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 11580

• Rents YoY: 1.9%
• Active inventory: 172
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-142

Break-even live

Break-even rent $2,388

Max offer price $244,282

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Rottkamp St #1 Valley Stream, NY	1.0	1.0	550	$2,400	$4.36	1d	1	0.06mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $264,900 Active 64 DOM
2. 2026-06-17
   days on market $264,900 Active 63 DOM
3. 2026-06-16
   days on market $264,900 Active 62 DOM
4. 2026-06-15
   days on market $264,900 Active 61 DOM
5. 2026-06-13
   days on market $264,900 Active 59 DOM
6. 2026-06-13
   days on market $264,900 Active 58 DOM
7. 2026-06-09
   days on market $264,900 Active 55 DOM
8. 2026-06-08
   days on market $264,900 Active 54 DOM
9. 2026-06-07
   days on market $264,900 Active 53 DOM
10. 2026-06-04
    days on market $264,900 Active 50 DOM
11. 2026-06-03
    days on market $264,900 Active 49 DOM
12. 2026-06-02
    days on market $264,900 Active 48 DOM
13. 2026-06-01
    days on market $264,900 Active 47 DOM
14. 2026-05-31
    days on market $264,900 Active 46 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $26,487
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,991
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$7,706
• Taxable loss: −$6,260
• Est. tax savings @ 24.0%: +$1,502
• After-tax cash flow: $-207/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.

Condition & rehab AI · 5 photos

Fair 45/100 Cosmetic rehab

This condo presents as a good investment opportunity with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor kitchen cabinets — Worn and dated appearance
• Minor kitchen countertops — Standard, possibly dated material

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets and countertops — Modernizing the kitchen boosts both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and dated appearance	Minor	$500–3,000
kitchen countertops · Standard, possibly dated material	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets and countertops — Modernizing the kitchen boosts both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sewanhaka Central High School District
• NCES district ID: 3626520
• Math proficiency: 76% ▬ 0.00%
• Reading proficiency: 83% ▲ 9.00%
• Median HH income: $95,771
• Composite: 71.6/100
• National rank: #220
• State rank: #43 of 590 in NY

Livability — North Valley Stream

• Score: 80/100
• State rank: #120
• US rank: #1949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Valley Stream, NY
• County: Nassau County · 653,051 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 43,092
• Household income: $137,402
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 644.0

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: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: Black 28% Hispanic / Latino 27% White 20% Asian 17% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 4% Dominican 4%
• Common ancestry: Hispanic 6% Romanian 1% Scotch-Irish 1%
• Foreign-born: 37% · Canada, Jamaica, China
• Languages at home: 57% English-only · Spanish 19% Other Indo-European 9% French/Haitian/Cajun 6%

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: ▼ -713.98%
• Current HPI: 315.4096
• Rent YoY: ▲ 1.86%
• 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

-1.9% since first listed

3 events — show timeline

• 2026-05-25 Price Changed $264,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listed $269,900 OneKey® MLS as Distributed by MLS Grid