100 Lincoln Ave Unit 14D · Mineola, NY 11501

$349,000

1 bd · 1.0 ba · 900 sqft · Condo · 68 Days on market

Built 1968

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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 +7.5/15.0
• Cash flow +7.1/30.0
• Schools +6.3/10.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large Sunny 1 Bedroom Top Floor Apt in the Best Managed & Maintained Coop in Village. Lowest Maintenance, EF with Ceramic Tile, Spacious LR & DR, EIK, Extra Large Bathroom, 3 Walk in Closets, New AC in LR & BR, Private Reserved Parking & Guest Parking, Full Time Live In Super & Porter, Washer/Dryer on Each Floor, Hardwood Floors under the Carpeted BR & LR. Additional Storage in the Basement, Commuter's Dream 35 mins to Penn, 24/7 Security, Close to Parks, Shops, & Restaurants, Additional information: Appearance:Excellent,ExterioFeatures:Tennis

Key facts

• Walk-in-closet
• Renovated apartment
• Extra large pantry

Tags

• RENOVATED APARTMENT
• TOP FLOOR
• OPEN CONCEPT FLOORPLAN
• IMMACULATE OPEN KITCHEN
• EXTRA LARGE PANTRY
• WALK-IN-CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $-496 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (2.5% below list).
• Recommended offer: $328k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.6% vs local median 3.7% in Mineola — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $10k 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 68 days — a 6% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $252k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $328,060 (6.0% 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 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.7%
• Equity multiple: 0.17×
• Total profit: $-81,080
• Equity at exit: $52,037

10-year hold

• IRR: -12.7%
• Equity multiple: 0.17×
• Total profit: $-81,195
• Equity at exit: $30,175

Cash invested: $97,720 (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 11501

• Rents YoY: 4.9%
• Active inventory: 95
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,404 high
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA est. from 1 same-building comp: −$774
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $-496

Break-even live

Break-even rent $4,033

Max offer price $277,175

Occupancy floor —

Sensitivity live

Price	-10% $-255	-5% $-376	+0% $-496	+5% $-617	+10% $-738
Rent	-10% $-765	-5% $-631	+0% $-496	+5% $-362	+10% $-227
Rate	-1.0pp $-321	-0.5pp $-408	base $-496	+0.5pp $-587	+1.0pp $-679

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Lincoln Ave Apt 14A Mineola, NY	1.0	1.0	900	$2,998	$3.33	26d	1	0.02mi
101 Jackson Ave Unit 2G Mineola, NY	2.0	1.0	969	$3,250	$3.35	26d	1	0.05mi
203 Willis Ave Apt 3E Mineola, NY	1.0	1.0	650	$2,200	$3.38	45d	1	0.10mi
101 Clinton Ave Unit 1G Mineola, NY	1.0	1.0	750	$2,500	$3.33	45d	1	0.11mi
160 Garfield Ave Unit 1 Mineola, NY	2.0	1.0	1000	$3,450	$3.45	14d	1	0.16mi
116 Searing Ave Unit PHN418 Mineola, NY	1.0	1.0	831	$4,215	$5.07	6d	1	0.16mi
116 Searing Ave Unit N322 Mineola, NY	2.0	2.0	1100	$4,435	$4.03	4d	1	0.16mi
101 Searing Ave Unit 301 Mineola, NY	1.0	1.0	1093	$4,600	$4.21	45d	1	0.18mi
101 Searing Ave Unit 210 Mineola, NY	1.0	1.0	1085	$4,900	$4.52	45d	1	0.18mi
101 Searing Ave Unit 502 Mineola, NY	1.0	1.0	998	$4,400	$4.41	12d	1	0.18mi
119 Searing Ave Mineola, NY	2.0	1.0–2.0	946	$4,028	$4.26	0d	13	0.18mi
269 Willis Ave Unit N Mineola, NY	1.0	1.0	750	$2,500	$3.33	14d	1	0.20mi
147 Main St Unit 3B Mineola, NY	1.0	1.0	1100	$3,300	$3.00	45d	1	0.27mi
78 Roslyn Rd Unit 202 Mineola, NY	1.0	1.0	1050	$2,950	$2.81	6d	1	0.34mi
162 2nd St Unit 4 Mineola, NY	2.0	1.0	750	$3,600	$4.80	13d	1	0.34mi
1 3rd St Unit 1033 Mineola, NY	1.0	1.0	700	$3,900	$5.57	45d	1	0.48mi
1 3rd St Unit 921 Mineola, NY	1.0	1.0	700	$3,750	$5.36	45d	1	0.48mi
140 Old Country Rd Mineola, NY	1.0–2.0	1.0–2.0	917	$3,609	$3.94	0d	12	0.51mi
1 3rd Ave Mineola, NY	1.0–2.0	1.0–2.0	1140	$4,550	$3.99	0d	5	0.58mi
93 Lehigh St Williston Park, NY	1.0	1.0	800	$2,300	$2.88	45d	1	1.16mi
666 Willis Ave Williston Park, NY	2.0	1.0	700	$2,675	$3.82	26d	1	1.20mi
725 Willis Ave Unit 12B Williston Park, NY	2.0	1.0	900	$3,200	$3.56	45d	1	1.33mi
365 Stewart Ave Garden City, NY	1.0–2.0	1.0–2.0	1034	$3,220	$3.11	0d	1	1.36mi

HOA detail condo

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

Listing history 7 events

1. 2026-03-12
   status Pending
2. 2026-01-08
   status Active
3. 2025-11-03
   status Pending
4. 2025-10-13
   listed $349,000 Active
5. 2019-08-29
   soldstatus $252,000 Closed 577-char remark

   Show marketing remark (577 chars)

   Large Sunny 1 Bedroom Top Floor Apt in the Best Managed & Maintained Coop in Village. Lowest Maintenance, EF with Ceramic Tile, Spacious LR & DR, EIK, Extra Large Bathroom, 3 Walk in Closets, New AC in LR & BR, Private Reserved Parking & Guest Parking, Full Time Live In Super & Porter, Washer/Dryer on Each Floor, Hardwood Floors under the Carpeted BR & LR. Additional Storage in the Basement, Commuter's Dream 35 mins to Penn, 24/7 Security, Close to Parks, Shops, & Restaurants, Additional information: Appearance:Excellent,ExterioFeatures:Tennis

6. 2019-07-09
   status Under Contract 577-char remark

   Show marketing remark (577 chars)

   Large Sunny 1 Bedroom Top Floor Apt in the Best Managed & Maintained Coop in Village. Lowest Maintenance, EF with Ceramic Tile, Spacious LR & DR, EIK, Extra Large Bathroom, 3 Walk in Closets, New AC in LR & BR, Private Reserved Parking & Guest Parking, Full Time Live In Super & Porter, Washer/Dryer on Each Floor, Hardwood Floors under the Carpeted BR & LR. Additional Storage in the Basement, Commuter's Dream 35 mins to Penn, 24/7 Security, Close to Parks, Shops, & Restaurants, Additional information: Appearance:Excellent,ExterioFeatures:Tennis

7. 2019-06-21
   listed $249,000 New 577-char remark

   Show marketing remark (577 chars)

   Large Sunny 1 Bedroom Top Floor Apt in the Best Managed & Maintained Coop in Village. Lowest Maintenance, EF with Ceramic Tile, Spacious LR & DR, EIK, Extra Large Bathroom, 3 Walk in Closets, New AC in LR & BR, Private Reserved Parking & Guest Parking, Full Time Live In Super & Porter, Washer/Dryer on Each Floor, Hardwood Floors under the Carpeted BR & LR. Additional Storage in the Basement, Commuter's Dream 35 mins to Penn, 24/7 Security, Close to Parks, Shops, & Restaurants, Additional information: Appearance:Excellent,ExterioFeatures:Tennis

ⓘ 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 ≥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: $40,853
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,268
• − Management: −$3,268
• − HOA: −$9,288
• − Depreciation: −$10,153
• Taxable loss: −$11,654
• Est. tax savings @ 24.0%: +$2,797
• After-tax cash flow: $-3,160/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

+40.2% since first listed

7 events — show timeline

• 2026-03-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-13 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-29 Sold (MLS) $252,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-06-21 Listed $249,000 OneKey® MLS as Distributed by MLS Grid