Comparative Market Analysis (CMA)

0 Broad Street, Williston Park, NY 11596

Valuation date: October 28, 2026 · MLS #99752 · Nassau County, New York

Paulo, based on the current listing history and publicly available comparable sales, my preliminary assessment is that $899,000 deserves careful scrutiny, particularly if the property is being purchased primarily for rental income. The strongest evidence is the property's own previous sale, combined with sales of other two-family properties in Williston Park. We should not rely on ordinary single-family sales alone to establish its value.

Williston Park, NY Homes for Sale & Real Estate | Realtor.com®

10 Broad Street

Active listing

$899,000

3 bedrooms · 2 bathrooms · 2 legal units · 2-car garage

Built 1929 · 4,000 sq. ft. lot · $13,743 annual taxes

Source:

Coldwell Banker American Homes+1

1. Listing history: the most important evidence

The property's transaction history provides a useful starting point.

Redfin+1

Last recorded sale

$755,000

March 3, 2025

Current asking price

$899,000

May 22, 2026 price reduction

Increase over previous sale

+$144,000

Percentage increase

19.1%

Original 2026 asking price

$998,000

The asking price was reduced by $99,000, or approximately 9.9%, from the initial $998,000 listing. The property has been marketed for roughly five and a half months since May 2026, although prior listing periods and relistings should be checked in the MLS history.

The seller is asking for approximately 19.1% more than the March 2025 sale price. That increase is not automatically unreasonable, but it needs support from improvements, changed market conditions, increased rents, or other property-specific advantages.

The current listing's long marketing period is another negotiating consideration. It does not prove the property is overpriced, but it suggests the asking price has not yet produced a completed sale.

2. Recent closed sales — strongest comparables

The following properties provide the most useful publicly identifiable sales evidence. Multi-family sales are weighted most heavily, while differences in size, condition, number of bedrooms, bathrooms and school district must be considered.

232 Broad St, Williston Park, NY 11596 | Redfin

1. 192 Broad Street

Closed

$900,000

Sold May 28, 2026 · 3 bedrooms · 2 bathrooms · 1,118 sq. ft.

This is a very useful nearby price reference, but it is a single-family property, not a verified two-family comparable. It had extensive remodeling, including a redesigned kitchen and bathroom. Its sale price therefore cannot be applied directly to the subject duplex.

Redfin+1

View sale history and property details

160 Broad St, Williston Park, NY 11596 [Updated 6/15]

2. 23 Stratford Avenue

Closed

$895,000–$900,000

December 2025 / January 2026 records · 4 bedrooms · 2 bathrooms

A particularly relevant multi-family sale, reported at $900,000 in MLS history and $895,000 in public-record reporting. The property has two apartments, a basement and walk-up attic. It offers more bedrooms than 160 Broad Street, so the difference in size and usable space matters.

Redfin+1

View sale history and property details

159 Collins Ave, Williston Park, NY 11596 | Homes.com

3. 159 Collins Avenue

Closed

$1,260,000

Sold February 27, 2026 · 5 bedrooms · 3 bathrooms · 2,454 sq. ft.

A confirmed legal two-family sale, but a larger property in the Herricks school district, with a two-car attached garage and a larger lot. Its higher sale price illustrates the premium that can attach to additional living area and a different school district. It is an upper-range reference, not a direct price equivalent.

Compass+1

View sale history and property details

Upcoming Open Houses in Williston Park, NY | Realtor.com®

4. 73 Sheridan Avenue

Closed

$1,404,500

Sold April 17, 2026 · 4 bedrooms · 4 bathrooms · 2,960 sq. ft.

Another confirmed multi-family sale, but substantially larger than the subject property, with four bathrooms and a reported remodeled condition. It is useful for understanding the upper end of the local two-family market, not for directly valuing a smaller duplex.

Zillow+1

View sale history and property details

Additional market context

The public market data also reports:

• 100 Broad Street: sold for $812,000 on March 26, 2026; reported as a single-family home with four bedrooms.

  Realtor.com®+1

• 169 Lincoln Avenue, Mineola: sold for $865,000 on October 9, 2025; reported as a three-bedroom, two-bath multi-family property with 1,743 sq. ft.

  Trulia

• 236 Jackson Avenue, Mineola: sold for $950,000 on July 10, 2026; reported as a four-bedroom, two-bath multi-family property with 1,384 sq. ft.

  Trulia

These are useful secondary references, but the Mineola properties are outside Williston Park, and their unit layouts, permitted uses and condition need verification before making adjustments.

3. Active comparable properties

I could verify the current listing for 160 Broad Street, but the public search did not establish a sufficiently detailed, separate active two-family listing in Williston Park that could be treated as a direct comparable. I would not invent active listings or use unverified asking prices as closed-sale evidence.

For broader market context, Realtor.com reported a Williston Park median sold price of $945,000 as of August 2026. Redfin reported a median sale price of approximately $925,000 for the three months ending September 2026. These figures cover a broader mix of housing types, so they are context rather than a duplex-specific valuation.

realtor.com®+1

4. Preliminary value assessment

Professional judgment based on the public evidence above; not an appraisal or a verified MLS comparative market analysis.

Valuation scenario	Preliminary value
Conservative purchase range	$800,000–$830,000
Middle negotiation range	$830,000–$860,000
Upper range, if condition and legal status are strong	$860,000–$900,000
Current asking price	$899,000

These ranges are estimates, not independently verified market values. The lower ranges are negotiation targets rather than conclusions established by a set of adjusted duplex sales. A complete MLS CMA could move the indicated value materially once the subject's actual condition, finished area, legal documentation, rental income and directly comparable closed sales are confirmed.

My preliminary working value would be approximately $840,000–$860,000, subject to inspection and confirmation of legal two-family status. I would not justify paying $899,000 based solely on the asking price or the general Williston Park median.

5. Rental investment perspective

The rental history is worth examining before deciding whether this property makes financial sense. Public records show the property was offered for rent at $3,000 per month in June 2025 and later reduced to $2,850 per month. That is historical advertised rent, not proof of the current rent or a completed lease.

Redfin+1

At the current asking price, the annual property taxes alone are $13,743, approximately $1,145 per month. If total rent were $5,200 per month, for example, gross annual rent would be $62,400 and the gross rental yield would be about 6.9%. After property taxes, only $48,657 would remain before insurance, repairs, vacancy, utilities paid by the owner, management, financing and other expenses.

That example is an illustration, not a rent estimate for both units. Actual leases and achievable market rents should be verified before calculating net operating income or a cap rate.

6. My recommended next steps

1. Obtain the full OneKey MLS history and confirm whether any previous listing records refer to the same transaction or a relisting.

2. Verify the certificate of occupancy and legal status of both apartments, plus the finished attic and walk-out basement.

3. Obtain actual rents, leases, utility responsibilities and vacancy information.

4. Compare the subject against recent closed legal two-family sales with similar square footage, bedroom count, garage and condition.

5. Inspect the roof, foundation, plumbing, electrical systems, heating and any unpermitted renovations before finalizing the offer.

Bottom line: The nearby multi-family sales support the possibility of a value near the mid-$800,000s, but the available public evidence is not sufficient to certify that figure. I would use $840,000–$860,000 as a preliminary negotiating framework and require better property-specific evidence before going higher. The 166-day marketing period and $99,000 price reduction provide useful negotiating context, but the final decision should rest on verified comparable sales and the property's true income and condition.

 

 

 

 

 

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City/Township: North Hempstead County: Nassau County

Post Offc/Town: Williston Park Manhattan Sect:

Total # of Bedrooms: 3 Senior Comm: No

Total # of Baths (full,half,& partial): 2 Building Area Total Sqft:

Architect. Style: Waterfront: No

Yr Built: 1929 Water Frontage Length:

Property Cond: Lot Size SqFt: 4,000

Acre(s): 0.09 Lot Size Dim:

Public Remarks

Legal two-family in Willison Park. Each level offers bright rooms with separate heat and electric, flexible layouts, and strong rental potential. Close to shopping, dinning and transportation. A smart opportunity for investors or owner occupants.

Units

# Units Total: 2 Total Vacancies:

# of 1 Bedrooms: 1 # of 2 Bedrooms: 1 # of 3 Bedrooms: 0 # of 4 Bedrooms: 0

Unit # Type Entry Lvl BR BA Rooms Liv Area Appliances Leased? Lease Exp Rent

1 1 Bedroom 1 1 1 3

2 2 Bedroom 2 2 1 4

Interior Features

Interior: 1st Floor Bedroom, 1st Floor Full Bath

Basement: Yes, Walk-Out Access Attic: Finished, Walkup

Exterior Features

Garage/Spaces: Yes/2.0 Carport/Spaces: No Parking Fee:

Parking: Driveway, Garage

Construction: Frame Foundation:

Systems & Utilities

Cooling: Wall/Window Unit(s) Sewer: Public Sewer

Heating: Hot Water, Natural Gas Water: Public

Utilities: Electricity Available Water/Sewer Expense:

Community/Association

Elem Sch Dist: Mineola Elem Sch: Hampton Street School

Middle Sch Dist: Mineola Middle Sch: Mineola Middle School

High Sch Dist: Mineola High Sch: Mineola High School

Property/Tax/Legal

Tax ID#: 2257-09-189-00-0003-0 Taxes Annual: $13,743 Tax Year: 2026

Taxes Include: Assessed Value: $533 Tax Source: Other

Property Attchd: No Zoning Code: Flip Tax: