236 Maple Pl · Mineola, NY 11501

$1,050,000

5 bd · 2.0 ba · 1,557 sqft · MultiFamily public records · 82 Days on market

Built 1918 4,700 sqft lot $674/sqft · 33% below area Est $1577k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Ultramodern, custom-renovated home on Maple Place in Mineola, designed for both indoor and outdoor entertaining. Features open-concept living spaces with seamless flow, creating a bright and inviting atmosphere. Private yard ideal for gatherings. Exceptional attention to detail throughout.

Key facts

• Private yard
• 4,700 sq ft lot
• Built 1918

Tags

• CUSTOM-RENOVATED HOME
• OPEN-CONCEPT LIVING SPACES
• PRIVATE YARD

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $854k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $714k (32.0% below list).
• Recommended offer: $714k (32.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.7% in Mineola — 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 83/100 on livability (#58 in NY, #868 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Mineola Union Free School District (suburban): math 71% / reading 69% proficiency, ranked #113 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Jackson Avenue School (math 63% / reading 70%, grade B+, #575 of 2,108 statewide, top 27%, 417 students, 27% FRL); Mineola Middle School (math 66% / reading 57%, grade B+, #147 of 729 statewide, top 20%, 636 students, 32% FRL); Mineola High School (math 92% / reading 80%, grade A, #347 of 1,100 statewide, top 32%, 1,078 students, 34% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 95 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $7,137/mo this rent would consume 62% of the median local household income ($138k/yr) (locally 489% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $32k 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 82 days — a 6% lower offer ($987k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $800k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $713,700 (32.0% 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 82 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.68% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 12.3

CMA / ARV

• ARV (median comp): $1,577,349
• List price: $1,050,000
• Delta: -33.43%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Sheridan Ave	0.62mi	4/2.0 (-1)	1,586 (+2%)	20mo	$935,000	$590	46

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

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.23×
• Total profit: $-227,252
• Equity at exit: $156,558

10-year hold

• IRR: -12.4%
• Equity multiple: 0.21×
• Total profit: $-231,053
• Equity at exit: $90,785

Cash invested: $294,000 (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 11501

• Rents YoY: 4.9%
• Active inventory: 95
• Price-to-rent: 24.5×

Monthly cashflow live

• Estimated rent: $7,137 high
• Mortgage (P&I): −$5,506
• Tax from tax record: −$804 /mo · $9,645/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,499
• Net cashflow: $-1,109

Break-even live

Break-even rent $8,541

Max offer price $854,030

Occupancy floor —

Sensitivity live

Price	-10% $-515	-5% $-812	+0% $-1,109	+5% $-1,407	+10% $-1,704
Rent	-10% $-1,673	-5% $-1,391	+0% $-1,109	+5% $-827	+10% $-546
Rate	-1.0pp $-581	-0.5pp $-842	base $-1,109	+0.5pp $-1,381	+1.0pp $-1,658

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,136
Total (2 units)			$7,137

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Pershing Pkwy Mineola, NY	4.0	2.0	1550	$4,750	$3.06	0d	1	0.46mi
94 Millington Pl Mineola, NY	4.0	2.5	1590	$5,000	$3.14	0d	1	0.69mi
74 Mulberry Ave Garden City, NY	4.0	2.5	2102	$7,500	$3.57	12d	1	0.98mi

Listing history 25 events

1. 2026-06-21
   days on market $1,050,000 Active 82 DOM
2. 2026-06-18
   days on market $1,050,000 Active 79 DOM
3. 2026-06-17
   days on market $1,050,000 Active 78 DOM
4. 2026-06-16
   days on market $1,050,000 Active 77 DOM
5. 2026-06-15
   days on market $1,050,000 Active 76 DOM
6. 2026-06-13
   days on market $1,050,000 Active 74 DOM
7. 2026-06-13
   days on market $1,050,000 Active 73 DOM
8. 2026-06-09
   days on market $1,050,000 Active 70 DOM
9. 2026-06-08
   days on market $1,050,000 Active 69 DOM
10. 2026-06-07
    days on market $1,050,000 Active 68 DOM
11. 2026-06-04
    days on market $1,050,000 Active 65 DOM
12. 2026-06-03
    days on market $1,050,000 Active 64 DOM
13. 2026-06-02
    days on market $1,050,000 Active 63 DOM
14. 2026-06-01
    days on market $1,050,000 Active 62 DOM
15. 2026-05-31
    days on market $1,050,000 Active 61 DOM
16. 2026-03-31
    listed $1,050,000 Active 290-char remark

    Show marketing remark (290 chars)

    Ultramodern, custom-renovated home on Maple Place in Mineola, designed for both indoor and outdoor entertaining. Features open-concept living spaces with seamless flow, creating a bright and inviting atmosphere. Private yard ideal for gatherings. Exceptional attention to detail throughout.

17. 2023-08-21
    soldstatus $800,000
18. 2023-08-21
    soldstatus $800,000
19. 2023-08-07
    soldstatus $797,000 Closed 555-char remark

    Show marketing remark (555 chars)

    Location, Location, location!! Ultramodern, custom-renovated, highly desirable, Ideal for entertaining both indoors and out, this home's open concept living areas flow among all rooms The private yard is perfect for gatherings both big and small right beside this bright, inviting and beautiful home. Incredible attention to detail has been paid both inside and out. Be the next owner of this spectacular, one of a kind, fully renovated home. Spacious interior, and quality materials have a unique flow you'll have to see for yourself!! Renovated in 2023.

20. 2023-06-26
    status Pending 555-char remark

    Show marketing remark (555 chars)

    Location, Location, location!! Ultramodern, custom-renovated, highly desirable, Ideal for entertaining both indoors and out, this home's open concept living areas flow among all rooms The private yard is perfect for gatherings both big and small right beside this bright, inviting and beautiful home. Incredible attention to detail has been paid both inside and out. Be the next owner of this spectacular, one of a kind, fully renovated home. Spacious interior, and quality materials have a unique flow you'll have to see for yourself!! Renovated in 2023.

21. 2023-05-30
    price $749,000 555-char remark

    Show marketing remark (555 chars)

    Location, Location, location!! Ultramodern, custom-renovated, highly desirable, Ideal for entertaining both indoors and out, this home's open concept living areas flow among all rooms The private yard is perfect for gatherings both big and small right beside this bright, inviting and beautiful home. Incredible attention to detail has been paid both inside and out. Be the next owner of this spectacular, one of a kind, fully renovated home. Spacious interior, and quality materials have a unique flow you'll have to see for yourself!! Renovated in 2023.

22. 2023-05-07
    price $799,000 555-char remark

    Show marketing remark (555 chars)

    Location, Location, location!! Ultramodern, custom-renovated, highly desirable, Ideal for entertaining both indoors and out, this home's open concept living areas flow among all rooms The private yard is perfect for gatherings both big and small right beside this bright, inviting and beautiful home. Incredible attention to detail has been paid both inside and out. Be the next owner of this spectacular, one of a kind, fully renovated home. Spacious interior, and quality materials have a unique flow you'll have to see for yourself!! Renovated in 2023.

23. 2023-03-21
    listed $749,000 Active 555-char remark

    Show marketing remark (555 chars)

    Location, Location, location!! Ultramodern, custom-renovated, highly desirable, Ideal for entertaining both indoors and out, this home's open concept living areas flow among all rooms The private yard is perfect for gatherings both big and small right beside this bright, inviting and beautiful home. Incredible attention to detail has been paid both inside and out. Be the next owner of this spectacular, one of a kind, fully renovated home. Spacious interior, and quality materials have a unique flow you'll have to see for yourself!! Renovated in 2023.

24. 2014-08-27
    historical
25. 2014-08-13
    listed $339,999

ⓘ 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: $9,645 · $804/mo
• Projected year-2 tax: $13,695 · $1,141/mo
• Expected delta: +$4,050/yr (+$337/mo · 42.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $85,644
• − Mortgage interest: −$58,816
• − Property taxes: −$9,645
• − Insurance: −$5,250
• − Repairs & maintenance: −$6,852
• − Management: −$6,852
• − Depreciation: −$30,545
• Taxable loss: −$32,316
• Est. tax savings @ 24.0%: +$7,756
• After-tax cash flow: $-5,556/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: Mineola Union Free School District
• NCES district ID: 3619500
• Math proficiency: 71% ▲ 5.00%
• Reading proficiency: 69% ▲ 8.00%
• Median HH income: $84,012
• Composite: 62.64/100
• National rank: #676
• State rank: #113 of 590 in NY

Livability — Mineola

• Score: 83/100
• State rank: #58
• US rank: #868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineola, NY
• County: Nassau County · 653,051 people
• City population: 21,641
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,641
• Household income: $137,665
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 489.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 14% Two or more races 10% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Russian 6% Romanian 6% Scotch-Irish 2%
• Foreign-born: 29% · Canada, China, South Korea
• Languages at home: 62% English-only · Other Indo-European 12% Spanish 11% Chinese 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: ▼ -600.19%
• Current HPI: 327.4674
• Rent YoY: ▲ 4.88%
• 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

+208.8% since first listed

10 events — show timeline

• 2026-03-31 Listed $1,050,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-21 Sold (Public Records) $800,000 Public Records
• 2023-08-21 Sold (Public Records) $800,000 Public Records
• 2023-08-07 Sold (MLS) $797,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-30 Price Changed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-07 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-21 Listed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2014-08-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-08-13 Listed $339,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2024): $9,645 · +0.9% YoY. Source: county tax records.