95 Rose Ave · Roosevelt, NY 11575

$775,888

4 bd · 2.0 ba · 1,558 sqft · MultiFamily public records · 45 Days on market

Built 1908 7,670 sqft lot $498/sqft · 27% below area Est $1086k · 29% 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).

• Cash flow +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Incredible Investor Opportunity Centrally Located In Nassau County. This Legal Two Family Is Situated On An Oversized Lot, Detatched Garage And Ample Parking With Endless Potential. 2 Bedrooms With Full Bath Over 2 Bedrooms With Full Bath and Full Basement. Upper Unit Has Partial Attic Storage. Massive Property Can Accommodate Many Options To Expand Or Utilize For Parking (Roosevelt Does Not Have Commercial Parking Restrictions On Private Property). Separate Electric And Gas Meters. Taxes Under 10,000! Please Do Not Disturb Current Tenants.

Key facts

• Ample parking
• Centrally located
• Full basement

Tags

• CENTRALLY LOCATED
• OVERSIZED LOT
• DETACHED GARAGE
• AMPLE PARKING
• FULL BASEMENT
• PARTIAL ATTIC STORAGE

Property features AI

Exterior

• Parking: Private parking; One-car garage
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Duplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $776k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $620/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $776k).
• Recommended offer: $753k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.0% in Roosevelt — 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 73/100 on livability (#307 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, amenities F, cost of living F.
• Roosevelt Union Free School District (suburban): math 28% / reading 45% proficiency, ranked #529 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Rose School (math 12% / reading 22%, grade F, #2,011 of 2,108 statewide, top 96%, 637 students, 54% FRL); Roosevelt Middle School (math 12% / reading 27%, grade F, #685 of 729 statewide, top 94%, 455 students, 0% FRL); Roosevelt High School (math 65% / reading 78%, grade B+, #698 of 1,100 statewide, top 63%, 1,075 students, 59% FRL) — zoned schools average 38% FRL vs 58% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 52 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $5k of loan paydown is wiped out by about $23k 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 45 days — a 3% lower offer ($753k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $776k implies a 717% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 53% 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 $752,611 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.05% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (median comp): $1,085,679
• List price: $775,888
• Delta: -28.53%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-46,774
• Equity at exit: $115,687

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $60,995
• Equity at exit: $67,085

Cash invested: $217,249 (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 11575

• Active inventory: 52
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $8,148 high
• Mortgage (P&I): −$4,069
• Tax from tax record: −$806 /mo · $9,666/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,711
• Net cashflow: $1,239

Break-even live

Break-even rent $6,579

Max offer price $775,888

Occupancy floor 80%

Sensitivity live

Price	-10% $1,678	-5% $1,459	+0% $1,239	+5% $1,020	+10% $800
Rent	-10% $596	-5% $917	+0% $1,239	+5% $1,561	+10% $1,883
Rate	-1.0pp $1,630	-0.5pp $1,437	base $1,239	+0.5pp $1,038	+1.0pp $834

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$8,148
Total (2 units)			$8,148

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: $193,972
• Closing costs: $23,277
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 W Centennial Ave Roosevelt, NY	3.0	2.0	1176	$3,600	$3.06	20d	1	0.38mi
650 Winthrop Dr Uniondale, NY	3.0	3.0	1300	$4,900	$3.77	0d	1	1.06mi
66 E Seaman Ave Freeport, NY	3.0	2.5	1200	$3,600	$3.00	45d	1	1.17mi
1526 Rhode Ave Merrick, NY	4.0	2.0	1344	$5,100	$3.79	0d	1	1.17mi
196 E Seaman Ave Freeport, NY	3.0	2.5	1062	$8,500	$8.00	18d	1	1.20mi
533 Greenwich St Unit 1D Hempstead, NY	3.0	2.0	1103	$4,000	$3.63	45d	1	1.38mi
529 Maple Ave Unit Second Floor Uniondale, NY	3.0	2.0	1240	$3,750	$3.02	25d	1	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $775,888 Active 45 DOM
2. 2026-06-18
   days on market $775,888 Active 42 DOM
3. 2026-06-17
   days on market $775,888 Active 41 DOM
4. 2026-06-16
   days on market $775,888 Active 40 DOM
5. 2026-06-15
   days on market $775,888 Active 39 DOM
6. 2026-06-13
   days on market $775,888 Active 37 DOM
7. 2026-06-09
   days on market $775,888 Active 33 DOM
8. 2026-06-08
   days on market $775,888 Active 32 DOM
9. 2026-06-07
   days on market $775,888 Active 31 DOM
10. 2026-06-04
    days on market $775,888 Active 28 DOM
11. 2026-06-03
    days on market $775,888 Active 27 DOM
12. 2026-06-02
    days on market $775,888 Active 26 DOM
13. 2026-06-01
    days on market $775,888 Active 25 DOM
14. 2026-05-31
    days on market $775,888 Active 24 DOM
15. 2026-05-07
    listed $775,888 Active 546-char remark
16. 1991-05-09
    soldstatus $95,000

ⓘ 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: $9,666 · $806/mo
• Projected year-2 tax: $11,389 · $949/mo
• Expected delta: +$1,723/yr (+$144/mo · 17.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $97,776
• − Mortgage interest: −$43,462
• − Property taxes: −$9,666
• − Insurance: −$3,879
• − Repairs & maintenance: −$7,822
• − Management: −$7,822
• − Depreciation: −$22,571
• Taxable income: $2,553
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $14,259/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: Roosevelt Union Free School District
• NCES district ID: 3624990
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 45% ▲ 6.00%
• Median HH income: $69,717
• Composite: 33.41/100
• National rank: #5472
• State rank: #529 of 590 in NY

Livability — Roosevelt

• Score: 73/100
• State rank: #307
• US rank: #5074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roosevelt, NY
• City population: 19,430
• Population (ZIP): 19,430

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 53% Hispanic / Latino 41% Two or more races 7% Asian 2% White 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 4%
• Common ancestry: Hispanic 4%
• Foreign-born: 36% · Canada, Jamaica, South Korea
• Languages at home: 60% English-only · Spanish 34% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▼ -368.53%
• Current HPI: 364.7467
• 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

+716.7% since first listed

2 events — show timeline

• 2026-05-07 Listed $775,888 OneKey® MLS as Distributed by MLS Grid
• 1991-05-09 Sold (Public Records) $95,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $9,666 · +3.0% YoY. Source: county tax records.