3 3rd St · Greenvale, NY 11548

$799,000

3 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 42 Days on market

Built 1921 5,000 sqft lot $565/sqft · 18% below area Est $970k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Appreciation +7.7/10.0
• Schools +7.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.9/10.0

Listing remarks MLS

This home features 3 bedrooms. Living Room 2 full baths, basement& attic. private drive way and a detached garage. Located just minutes from parks. shopping center & dining. Newly renovated, move right in hurry in before it gone!

Key facts

• Shopping center
• Private drive way
• Minutes from parks

Tags

• PRIVATE DRIVE WAY
• DETACHED GARAGE
• NEWLY RENOVATED
• MINUTES FROM PARKS
• SHOPPING CENTER
• DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $-951 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $631k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $564k (29.4% below list).
• Recommended offer: $564k (29.4% 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: schools A+, crime A+, commute A+; Watch: cost of living F, health & safety 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.
• Market conditions: 10 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).

Forward outlook

• In year one you build about $49k of equity ($6k loan paydown + $43k appreciation (5.4% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($775k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $645k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $564,490 (29.4% 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 42 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 11.8

CMA / ARV

• ARV (median comp): $970,000
• List price: $799,000
• Delta: -17.63%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Waldo Ave	0.04mi	4/1.5 (+1)	1,456 (+3%)	2mo	$715,000	$491	85
4 Elm St	0.28mi	3/2.0	1,380 (-2%)	4mo	$875,000	$634	80
39 Wellington Rd	0.29mi	3/1.5	1,359 (-4%)	10mo	$830,000	$611	70
15 Wellington Rd	0.31mi	3/1.5	1,265 (-10%)	7mo	$760,000	$601	60
37 Wellington Rd	0.30mi	3/1.0	1,275 (-10%)	11mo	$565,000	$443	56
14 Cedar St	0.38mi	3/1.0	1,574 (+11%)	4mo	$970,000	$616	56
2 John St	0.43mi	4/2.0 (+1)	1,625 (+15%)	18mo	$850,000	$523	35

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: 9.7%
• Equity multiple: 1.64×
• Total profit: $143,406
• Equity at exit: $473,866

10-year hold

• IRR: 11.2%
• Equity multiple: 3.13×
• Total profit: $477,296
• Equity at exit: $835,814

Cash invested: $223,720 (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: 11.8×

Monthly cashflow live

• Estimated rent: $5,645 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$832 /mo · $9,987/yr
• Insurance: −$333
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,185
• Net cashflow: $-951

Break-even live

Break-even rent $6,849

Max offer price $630,954

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1026 Glen Cove Ave Glen Head, NY	4.0	1.0	1165	$4,200	$3.61	1d	1	0.83mi
36 Coolidge Ave Glen Head, NY	3.0	1.0	1410	$4,600	$3.26	24d	1	1.10mi
41 Woodbine Rd Roslyn Heights, NY	4.0	2.0	1769	$6,000	$3.39	20d	1	1.17mi
61 Bryant Ave Roslyn, NY	2.0	2.0	1220	$6,875	$5.64	1d	1	1.24mi
24 Skillman St Unit Lower Roslyn, NY	2.0	2.0	1250	$4,950	$3.96	2d	1	1.29mi
1353 Old Northern Blvd Roslyn, NY	3.0	2.0	1200	$4,750	$3.96	43d	1	1.40mi
94 Main St Roslyn, NY	3.0	2.5	1462	$9,200	$6.29	1d	1	1.49mi

Listing history 7 events

1. 2026-05-31
   status $799,000 Pending 42 DOM
2. 2026-04-18
   listed $799,000 Active 237-char remark

   Show marketing remark (237 chars)

   This home features 3 bedrooms. Living Room 2 full baths, basement& attic. private drive way and a detached garage. Located just minutes from parks. shopping center & dining. Newly renovated, move right in hurry in before it gone!

3. 2021-10-21
   soldstatus $645,000
4. 2020-03-09
   soldstatus $410,000 Closed 397-char remark

   Show marketing remark (397 chars)

   Come See This Cozy Colonial Located In Greenvale In The Coveted Roslyn School District! This Home Features A Formal Dining Room, A Full Basement, And A 2-Car Detached Garage, And It's Dripping With Warmth And Charm! Located Just Minutes From Parks, Golf Courses, And All Your Shopping And Dining Needs! Hurry In Before This One Is Gone!, Additional information: Business Located At:,Rental Income:

5. 2020-02-07
   status Under Contract 397-char remark

   Show marketing remark (397 chars)

   Come See This Cozy Colonial Located In Greenvale In The Coveted Roslyn School District! This Home Features A Formal Dining Room, A Full Basement, And A 2-Car Detached Garage, And It's Dripping With Warmth And Charm! Located Just Minutes From Parks, Golf Courses, And All Your Shopping And Dining Needs! Hurry In Before This One Is Gone!, Additional information: Business Located At:,Rental Income:

6. 2020-01-13
   listed $385,000 New 397-char remark

   Show marketing remark (397 chars)

   Come See This Cozy Colonial Located In Greenvale In The Coveted Roslyn School District! This Home Features A Formal Dining Room, A Full Basement, And A 2-Car Detached Garage, And It's Dripping With Warmth And Charm! Located Just Minutes From Parks, Golf Courses, And All Your Shopping And Dining Needs! Hurry In Before This One Is Gone!, Additional information: Business Located At:,Rental Income:

7. 2006-10-05
   soldstatus $425,000

ⓘ 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: $9,987 · $832/mo
• Projected year-2 tax: $11,745 · $979/mo
• Expected delta: +$1,758/yr (+$147/mo · 17.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 17 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: $67,739
• − Mortgage interest: −$44,756
• − Property taxes: −$9,987
• − Insurance: −$4,662
• − Repairs & maintenance: −$5,419
• − Management: −$5,419
• − Depreciation: −$23,244
• Taxable loss: −$25,748
• Est. tax savings @ 24.0%: +$6,179
• After-tax cash flow: $-5,236/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 — 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

+88.0% since first listed

6 events — show timeline

• 2026-04-18 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-21 Sold (Public Records) $645,000 Public Records
• 2020-03-09 Sold (MLS) $410,000 OneKey® MLS as Distributed by MLS Grid
• 2020-02-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-01-13 Listed $385,000 OneKey® MLS as Distributed by MLS Grid
• 2006-10-05 Sold (Public Records) $425,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $9,987 · +0.1% YoY. Source: county tax records.