299 Locust Ave · Uniondale, NY 11553

$458,258

4 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 145 Days on market

Built 1947 4,000 sqft lot $409/sqft · 38% below area Est $737k · 38% 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 +17.1/30.0
• ARV discount +15.0/15.0
• Schools +5.8/10.0
• DSCR +5.3/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cape with 6 rooms 4 beds and 1 bath located in Uniondale. Close to shopping, transportation and major roadways

Key facts

• 4,000 sq ft lot
• Built 1947
• Listed 145 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $458k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $456k (0.5% below list).
• Recommended offer: $403k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.0% in Uniondale — 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 78/100 on livability (#152 in NY, #2,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, cost of living F.
• Uniondale Union Free School District (suburban): math 59% / reading 70% proficiency, ranked #164 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 54 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $4,558/mo this rent would consume 45% of the median local household income ($121k/yr) (locally 673% 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 $3k of loan paydown is wiped out by about $14k 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 145 days — a 12% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; list at $458k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $403,267 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.4

CMA / ARV

• ARV (median comp): $737,084
• List price: $458,258
• Delta: -37.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
386 Locust Ave	0.17mi	4/3.0	1,120 (0%)	9mo	$635,000	$567	77
730 Goodrich St	0.37mi	3/1.0 (-1)	1,149 (+3%)	8mo	$650,000	$566	67
546 Clark Pl	0.59mi	4/2.0	1,153 (+3%)	2mo	$570,000	$494	62
585 Emerson St	0.57mi	4/1.0	1,153 (+3%)	8mo	$565,000	$490	61
1167 Warwick St	0.32mi	4/2.0	1,286 (+15%)	1mo	$770,000	$599	56
24 Gilroy Ave	0.63mi	4/2.0	1,172 (+5%)	4mo	$700,000	$597	55
103 Gilroy Ave	0.50mi	4/2.0	1,208 (+8%)	6mo	$725,000	$600	55
727 Windsor Rd	0.63mi	3/2.0 (-1)	1,092 (-2%)	6mo	$685,000	$627	53
147 Ruxton St	0.35mi	5/2.0 (+1)	1,260 (+12%)	5mo	$650,000	$516	50
469 Sterling St	0.44mi	3/2.0 (-1)	1,207 (+8%)	10mo	$630,000	$522	50
537 Sterling St	0.57mi	4/1.0	1,285 (+15%)	8mo	$708,000	$551	42
318 Hawthorne Ave	0.67mi	3/2.0 (-1)	1,274 (+14%)	9mo	$699,000	$549	29

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-53,951
• Equity at exit: $68,328

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-20,440
• Equity at exit: $39,622

Cash invested: $128,312 (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 11553

• Active inventory: 54
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $4,558 high
• Mortgage (P&I): −$2,403
• Tax from tax record: −$690 /mo · $8,282/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $317

Break-even live

Break-even rent $4,157

Max offer price $458,258

Occupancy floor 88%

Sensitivity live

Price	-10% $576	-5% $446	+0% $317	+5% $187	+10% $57
Rent	-10% $-43	-5% $137	+0% $317	+5% $497	+10% $677
Rate	-1.0pp $547	-0.5pp $433	base $317	+0.5pp $198	+1.0pp $77

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: $114,564
• Closing costs: $13,748
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Leslie Ln Uniondale, NY	3.0	2.0	1206	$4,800	$3.98	1d	1	0.23mi
402 Leslie Ln Uniondale, NY	3.0	2.0	1208	$4,800	$3.97	44d	1	0.23mi
529 Maple Ave Unit Second Floor Uniondale, NY	3.0	2.0	1240	$3,750	$3.02	25d	1	0.61mi
523 Hawthorne Ave Uniondale, NY	3.0	1.0	1328	$3,300	$2.48	25d	1	0.80mi
650 Winthrop Dr Uniondale, NY	3.0	3.0	1300	$4,900	$3.77	1d	1	0.95mi
20 Ingraham Ln Hempstead, NY	3.0	1.0	950	$3,150	$3.32	44d	1	1.30mi
965 Merrick Ave Unit 1st floor Merrick, NY	3.0	1.0	1200	$4,200	$3.50	3d	1	1.38mi
533 Greenwich St Unit 1D Hempstead, NY	3.0	2.0	1103	$4,000	$3.63	44d	1	1.38mi

Listing history 13 events

1. 2026-06-09
   days on market $458,258 Active 145 DOM
2. 2026-06-08
   days on market $458,258 Active 144 DOM
3. 2026-06-07
   days on market $458,258 Active 143 DOM
4. 2026-06-04
   days on market $458,258 Active 140 DOM
5. 2026-06-03
   days on market $458,258 Active 139 DOM
6. 2026-06-02
   days on market $458,258 Active 138 DOM
7. 2026-06-01
   days on market $458,258 Active 137 DOM
8. 2026-05-31
   days on market $458,258 Active 136 DOM
9. 2026-05-01
   price $458,258 110-char remark

   Show marketing remark (110 chars)

   Cape with 6 rooms 4 beds and 1 bath located in Uniondale. Close to shopping, transportation and major roadways

10. 2026-04-01
    price $498,106 110-char remark

    Show marketing remark (110 chars)

    Cape with 6 rooms 4 beds and 1 bath located in Uniondale. Close to shopping, transportation and major roadways

11. 2026-02-10
    price $541,420 110-char remark

    Show marketing remark (110 chars)

    Cape with 6 rooms 4 beds and 1 bath located in Uniondale. Close to shopping, transportation and major roadways

12. 2026-01-15
    listed $588,500 Active 110-char remark

    Show marketing remark (110 chars)

    Cape with 6 rooms 4 beds and 1 bath located in Uniondale. Close to shopping, transportation and major roadways

13. 1989-03-23
    soldstatus $145,000

ⓘ 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: $8,282 · $690/mo
• Projected year-2 tax: $8,282 · $690/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 58% 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: $54,697
• − Mortgage interest: −$25,670
• − Property taxes: −$8,282
• − Insurance: −$2,291
• − Repairs & maintenance: −$4,376
• − Management: −$4,376
• − Depreciation: −$13,331
• Taxable loss: −$3,629
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $4,670/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: Uniondale Union Free School District
• NCES district ID: 3629280
• Math proficiency: 59% ▲ 8.00%
• Reading proficiency: 70% ▲ 17.00%
• Median HH income: $78,596
• Composite: 57.5/100
• National rank: #1071
• State rank: #164 of 590 in NY

Livability — Uniondale

• Score: 78/100
• State rank: #152
• US rank: #2360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uniondale, NY
• County: Nassau County · 653,051 people
• City population: 27,875
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 27,875
• Household income: $121,127
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 673.0

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 0.61)
• Race & ethnicity: Hispanic / Latino 44% Black 43% Two or more races 15% White 8% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Hispanic 5%
• Foreign-born: 39% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 41% French/Haitian/Cajun 6% Other Indo-European 1%

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: ▼ -318.80%
• Current HPI: 351.7828
• Rent YoY: —
• 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

+216.0% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $458,258 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $498,106 OneKey® MLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $541,420 OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listed $588,500 OneKey® MLS as Distributed by MLS Grid
• 1989-03-23 Sold (Public Records) $145,000 Public Records

Property tax history

+1.5%/yr

Latest (2024): $8,282 · +6.4% YoY. Source: county tax records.