71 Sycamore Ave · Bethpage, NY 11714

$425,000

4 bd · 1.0 ba · 1,119 sqft · SingleFamily public records · 84 Days on market

Built 1942 0.39 ac lot Est $673k · 37% under ↓ 43% since listing

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Why this score? — see what drove the B- 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Schools +7.2/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two Seperate Lots Being Sold as One total 100 x 177

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 1942

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $400k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.2% in Bethpage — 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 79/100 on livability (#131 in NY, #2,116 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Bethpage Union Free School District (suburban): math 79% / reading 79% proficiency, ranked #45 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Charles Campagne School (math 77% / reading 82%, grade A, #188 of 2,108 statewide, top 11%, 402 students, 20% FRL); John F Kennedy Middle School (math 72% / reading 81%, grade A, #47 of 729 statewide, top 7%, 717 students, 24% FRL); Bethpage Senior High School (math 98% / reading 98%, grade A+, #13 of 1,100 statewide, top 2%, 932 students, 27% FRL).
• Market conditions: 113 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $13k 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 84 days — a 6% lower offer ($400k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $399,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $672,519
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
787 Stewart Ave	0.12mi	3/2.0 (-1)	1,190 (+6%)	3mo	$640,000	$538	73
41 Meade Ave	0.36mi	3/2.0 (-1)	1,120 (+0%)	3mo	$730,000	$652	72
207 N 3rd St	0.21mi	3/1.5 (-1)	1,080 (-4%)	9mo	$649,000	$601	70
188 N 3rd St	0.24mi	4/2.0	1,190 (+6%)	9mo	$660,000	$555	67
104 Meade Ave	0.55mi	3/2.0 (-1)	1,075 (-4%)	2mo	$700,104	$651	57
144 S 7th St	0.45mi	3/1.5 (-1)	1,050 (-6%)	7mo	$720,000	$686	56
652 Stewart Ave	0.42mi	3/2.0 (-1)	1,176 (+5%)	11mo	$669,000	$569	54
185 N 3rd St	0.28mi	4/2.0	1,275 (+14%)	8mo	$725,000	$569	53
91 S 3rd St	0.46mi	3/2.0 (-1)	1,066 (-5%)	11mo	$712,500	$668	52
267 10th St	0.48mi	4/2.0	1,246 (+11%)	11mo	$745,000	$598	46
133 S 7th St	0.55mi	3/2.0 (-1)	1,250 (+12%)	7mo	$736,000	$589	40
174 13th St	0.62mi	3/2.0 (-1)	1,025 (-8%)	10mo	$780,000	$761	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-18,320
• Equity at exit: $63,369

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $49,090
• Equity at exit: $36,746

Cash invested: $119,000 (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 11714

• Active inventory: 113
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $4,547 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$392 /mo · $4,706/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$955
• Net cashflow: $794

Break-even live

Break-even rent $3,542

Max offer price $425,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,035	-5% $914	+0% $794	+5% $674	+10% $553
Rent	-10% $435	-5% $614	+0% $794	+5% $974	+10% $1,153
Rate	-1.0pp $1,008	-0.5pp $902	base $794	+0.5pp $684	+1.0pp $572

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 West Ct Bethpage, NY	4.0	2.0	1075	$4,500	$4.19	0d	1	0.25mi
80 Ellen St Bethpage, NY	4.0	2.0	1464	$4,999	$3.41	0d	1	0.60mi
152 Harrison Ave Unit A Bethpage, NY	4.0	2.0	1200	$4,200	$3.50	44d	1	0.96mi
8 Farmedge Rd Bethpage, NY	4.0	2.0	1269	$4,500	$3.55	0d	1	1.33mi
3685 Prairie Path Bethpage, NY	3.0	2.0	1300	$4,500	$3.46	44d	1	1.35mi

Listing history 3 events

1. 2025-08-04
   status Pending
2. 2025-08-04
   price $425,000
3. 2025-04-22
   listed $750,000 Active

ⓘ 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: $4,706 · $392/mo
• Projected year-2 tax: $5,944 · $495/mo
• Expected delta: +$1,238/yr (+$103/mo · 26.3%)

ⓘ 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 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,561
• − Mortgage interest: −$23,807
• − Property taxes: −$4,706
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,365
• − Management: −$4,365
• − Depreciation: −$12,364
• Taxable income: $2,830
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $8,848/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: Bethpage Union Free School District
• NCES district ID: 3604740
• Math proficiency: 79% ▼ -3.00%
• Reading proficiency: 79% ▲ 3.00%
• Median HH income: $98,909
• Composite: 71.51/100
• National rank: #224
• State rank: #45 of 590 in NY

Livability — Bethpage

• Score: 79/100
• State rank: #131
• US rank: #2116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethpage, NY
• City population: 22,475
• Population (ZIP): 22,475

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 (69%)
• Race & ethnicity: White 69% Asian 14% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 76% English-only · Other Indo-European 13% Spanish 6% Chinese 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: ▼ -803.80%
• Current HPI: 311.8915
• 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

-43.3% since first listed

3 events — show timeline

• 2025-08-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-22 Listed $750,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-3.5%/yr

Latest (2024): $4,706 · -10.3% YoY. Source: county tax records.