61 Maine Ave Unit D12 · Rockville Centre, NY 11570

$360,000

1 bd · 1.0 ba · 708 sqft · Condo · 10 Days on market

Built 1960 Poor condition

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +7.4/10.0
• Livability +4.3/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION for this COMPLETELY RENOVATED MOVE-IN CONDITION one very large bedroom, full bath apartment at the lovely Willow House!! BRAND NEW kitchen with marble countertops, stainless steel appliances, glass subway tiles, convection oven and new flooring. BRAND NEW full bath! BRAND NEW wall-to-wall carpet. BRAND NEW air conditioners. Entire apt. freshly painted in neutral colors. New outlets, new radiator covers and plenty of closet space. Very bright and sunny apartment with a large terrace!! Washer/Dryer in building, and parking is included. Close to transportation, schools, shops and parks., Additional information: Appearance:Mint,Interior Features:Lr/Dr

Key facts

• Marble countertops
• Updated flooring
• Convection oven

Tags

• MARBLE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GLASS SUBWAY TILE BACKSPLASH
• CONVECTION OVEN
• UPDATED FLOORING
• FULLY UPDATED BATHROOM

Property features AI

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public sewer; Trash collection (public)
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: 3 rooms total (includes first-floor bedroom)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating with natural gas; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; First-floor full bath; Crown molding; Formal dining; His and hers closets
• Laundry & utility: Washer; Laundry in basement (common area)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $360k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (19.6% below list).
• Recommended offer: $289k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $11k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• 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.

Recommended offer $289,431 (19.6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — 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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-71,117
• Equity at exit: $53,677

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-78,265
• Equity at exit: $31,126

Cash invested: $100,800 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,894 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-201

Break-even live

Break-even rent $3,149

Max offer price $330,861

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 N Centre Ave Rockville Centre, NY	3.0	1.0–3.5	1254	$3,962	$3.16	1d	1	0.30mi
91 Grand Ave Rockville Centre, NY	—	1.0	523	$2,025	$3.87	43d	1	0.48mi
275 Maple Ave Apt 6D Rockville Centre, NY	2.0	1.0	673	$2,875	$4.27	24d	1	0.97mi
318 Earle Ave Unit 2 Lynbrook, NY	1.0	1.0	600	$2,500	$4.17	24d	1	1.00mi
157 Hempstead Ave Unit B6 Lynbrook, NY	1.0	1.0	700	$2,700	$3.86	24d	1	1.11mi
108 Earle Ave Lynbrook, NY	1.0	1.0	500	$2,500	$5.00	24d	1	1.13mi
8 Roswell Ave Oceanside, NY	2.0	1.5	741	$3,100	$4.18	24d	1	1.47mi

HOA detail condo

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

Listing history 8 events

1. 2026-06-18
   days on market $360,000 Active 10 DOM
2. 2026-06-17
   days on market $360,000 Active 9 DOM
3. 2026-06-16
   days on market $360,000 Active 8 DOM
4. 2026-06-15
   days on market $360,000 Active 7 DOM
5. 2026-06-13
   days on market $360,000 Active 5 DOM
6. 2026-06-13
   days on market $360,000 Active 4 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $360,000 Active 1 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 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $34,732
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$10,473
• Taxable loss: −$8,664
• Est. tax savings @ 24.0%: +$2,079
• After-tax cash flow: $-337/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repair, including kitchen, bathroom, exterior, flooring, interior walls, windows, HVAC, and landscaping. Significant updates are needed to increase its resale and rental value.

Repairs flagged

• Major Kitchen renovation — No visible photos of the kitchen, but the listing suggests a complete renovation is needed.
• Major Bathroom renovation — No visible photos of the bathroom, but the listing suggests a complete renovation is needed.
• Major Exterior renovation — No visible photos of the exterior, but the listing suggests a complete renovation is needed.
• Major Flooring replacement — No visible photos of the flooring, but the listing suggests a complete renovation is needed.
• Major Interior wall and paint repair — No visible photos of the interior walls/paint, but the listing suggests a complete renovation is needed.
• Major Window replacement — No visible photos of the windows, but the listing suggests a complete renovation is needed.
• Major HVAC/mechanical replacement — No visible photos of the HVAC/mechanicals, but the listing suggests a complete renovation is needed.
• Major Landscaping and curb appeal — No visible photos of the landscaping/curb appeal, but the listing suggests a complete renovation is needed.

Value-add opportunities

• Both Kitchen renovation — A modern kitchen with updated appliances and finishes can significantly increase both resale and rental value.
• Both Bathroom renovation — A modern bathroom with updated fixtures and finishes can significantly increase both resale and rental value.
• Both Exterior renovation — A modern exterior with updated siding, paint, and landscaping can significantly increase both resale and rental value.
• Both Flooring replacement — Modern flooring can significantly increase both resale and rental value.
• Both Interior wall and paint repair — Fresh paint and updated walls can significantly increase both resale and rental value.
• Both Window replacement — Modern windows can significantly increase both resale and rental value.
• Both HVAC/mechanical replacement — Modern HVAC and mechanical systems can significantly increase both resale and rental value.
• Both Landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape can significantly increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen renovation · No visible photos of the kitchen, but the listing suggests a complete renovation is needed.	Major	$15,000–50,000
Bathroom renovation · No visible photos of the bathroom, but the listing suggests a complete renovation is needed.	Major	$15,000–50,000
Exterior renovation · No visible photos of the exterior, but the listing suggests a complete renovation is needed.	Major	$15,000–50,000
Flooring replacement · No visible photos of the flooring, but the listing suggests a complete renovation is needed.	Major	$15,000–50,000
Interior wall and paint repair · No visible photos of the interior walls/paint, but the listing suggests a complete renovation is needed.	Major	$15,000–50,000
Window replacement · No visible photos of the windows, but the listing suggests a complete renovation is needed.	Major	$15,000–50,000
HVAC/mechanical replacement · No visible photos of the HVAC/mechanicals, but the listing suggests a complete renovation is needed.	Major	$15,000–50,000
Landscaping and curb appeal · No visible photos of the landscaping/curb appeal, but the listing suggests a complete renovation is needed.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Kitchen renovation — A modern kitchen with updated appliances and finishes can significantly increase both resale and rental value. ↑
• Both Bathroom renovation — A modern bathroom with updated fixtures and finishes can significantly increase both resale and rental value. ↑
• Both Exterior renovation — A modern exterior with updated siding, paint, and landscaping can significantly increase both resale and rental value. ↑
• Both Flooring replacement — Modern flooring can significantly increase both resale and rental value. ↑
• Both Interior wall and paint repair — Fresh paint and updated walls can significantly increase both resale and rental value. ↑
• Both Window replacement — Modern windows can significantly increase both resale and rental value. ↑
• Both HVAC/mechanical replacement — Modern HVAC and mechanical systems can significantly increase both resale and rental value. ↑
• Both Landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape can significantly increase 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: 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

+2.9% since first listed

5 events — show timeline

• 2026-06-08 Listed $360,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-11 Sold (MLS) $330,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-06-06 Price Changed $339,500 OneKey® MLS as Distributed by MLS Grid
• 2023-05-16 Listed $350,000 OneKey® MLS as Distributed by MLS Grid