37 Maple Ave · Hempstead, NY 11550

$549,999

4 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 37 Days on market

Built 1913 8,400 sqft lot $376/sqft · 18% below area Est $670k · 18% 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 +9.9/30.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4Bdrm Colonial, Lvrm/Dnrm Combo, EIK, Bdrm on Main, Side Entrance, 3 Bdrms Upstairs,1 Full Bth, Full Walk up Attic, Full Bsmt, 2 Car Det, Large Backyard & Driveway Close to all Shopping, Transportation, Schools, Etc, Must See,

Key facts

• 8,400 sq ft lot
• 2 garage spots
• Built 1913

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-338 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $490k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $441k (19.8% below list).
• Recommended offer: $441k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#123 in NY, #2,002 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime C-, schools D, cost of living F.
• Hempstead Union Free School District (suburban): math 27% / reading 38% proficiency, ranked #567 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 167 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $4,413/mo this rent would consume 57% of the median local household income ($93k/yr) (locally 2535% 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 $4k of loan paydown is wiped out by about $16k 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 37 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $90k; list at $550k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $441,310 (19.8% 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 37 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $670,053
• List price: $549,999
• Delta: -17.92%
• 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
142 S Franklin St	0.11mi	4/2.0	1,499 (+2%)	3mo	$650,000	$434	84
16 Laurel Ave	0.09mi	4/2.0	1,350 (-8%)	2mo	$670,000	$496	78
24 Parsons Dr	0.44mi	3/1.0 (-1)	1,470 (+0%)	2mo	$640,000	$435	72
34 Frazier St	0.61mi	3/1.5 (-1)	1,472 (+0%)	1mo	$480,000	$326	62
77 Virginia Ave	0.56mi	5/2.0 (+1)	1,493 (+2%)	3mo	$593,000	$397	59
23 Harriman Ave	0.19mi	4/3.0	1,264 (-14%)	2mo	$505,000	$400	59
54 W Marshall St	0.69mi	3/1.5 (-1)	1,472 (+0%)	2mo	$475,000	$323	59
23 Peters Ave	0.39mi	3/2.0 (-1)	1,650 (+13%)	2mo	$780,000	$473	50
70 Baldwin Rd	0.47mi	4/3.0	1,612 (+10%)	5mo	$660,000	$409	49
45 Alabama Ave	0.72mi	4/2.0	1,344 (-8%)	0mo	$485,000	$361	48
206 W Marshall St	0.64mi	4/1.0	1,277 (-13%)	3mo	$550,000	$431	46
50 Grant St	0.59mi	3/3.0 (-1)	1,568 (+7%)	5mo	$637,000	$406	44

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-110,549
• Equity at exit: $82,007

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-123,629
• Equity at exit: $47,554

Cash invested: $154,000 (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 11550

• Active inventory: 167
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $4,413 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$711 /mo · $8,527/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$927
• Net cashflow: $-338

Break-even live

Break-even rent $4,841

Max offer price $490,348

Occupancy floor —

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Elm Ave Unit 1 Hempstead, NY	3.0	1.0	970	$3,500	$3.61	18d	1	0.11mi
366 Greenwich St Hempstead, NY	3.0	1.5	1504	$4,000	$2.66	1d	1	0.66mi
54 Kane Ave Hempstead, NY	5.0	2.0	1750	$4,800	$2.74	43d	1	0.74mi
130 Hempstead Ave West Hempstead, NY	1.0–3.0	1.0–2.0	1113	$4,726	$4.25	1d	6	0.91mi
20 Ingraham Ln Hempstead, NY	3.0	1.0	950	$3,150	$3.32	43d	1	0.96mi
111 Hempstead Tpke West Hempstead, NY	3.0	1.0–2.5	1226	$6,776	$5.52	1d	87	0.98mi
533 Greenwich St Unit 1D Hempstead, NY	3.0	2.0	1103	$4,000	$3.63	43d	1	0.99mi
21 Union Ave Hempstead, NY	4.0	3.0	1342	$5,700	$4.25	1d	1	1.17mi
523 Hawthorne Ave Uniondale, NY	3.0	1.0	1328	$3,300	$2.48	24d	1	1.34mi
345 Walton St West Hempstead, NY	4.0	2.5	1274	$4,525	$3.55	1d	1	1.40mi
582 Washington Ave West Hempstead, NY	4.0	1.0	1440	$4,500	$3.12	13d	1	1.41mi
204 Wellington St Hempstead, NY	4.0	2.0	1075	$4,300	$4.00	21d	1	1.48mi

Listing history 10 events

1. 2026-05-14
   status Pending 239-char remark

   Show marketing remark (239 chars)

   Spacious 4Bdrm Colonial, Lvrm/Dnrm Combo, EIK, Bdrm on Main, Side Entrance, 3 Bdrms Upstairs,1 Full Bth, Full Walk up Attic, Full Bsmt, 2 Car Det, Large Backyard & Driveway Close to all Shopping, Transportation, Schools, Etc, Must See,

2. 2026-04-07
   listed $549,999 Active 239-char remark

   Show marketing remark (239 chars)

   Spacious 4Bdrm Colonial, Lvrm/Dnrm Combo, EIK, Bdrm on Main, Side Entrance, 3 Bdrms Upstairs,1 Full Bth, Full Walk up Attic, Full Bsmt, 2 Car Det, Large Backyard & Driveway Close to all Shopping, Transportation, Schools, Etc, Must See,

3. 2026-04-07
   historical

   Show marketing remark (239 chars)

   Spacious 4Bdrm Colonial, Lvrm/Dnrm Combo, EIK, Bdrm on Main, Side Entrance, 3 Bdrms Upstairs,1 Full Bth, Full Walk up Attic, Full Bsmt, 2 Car Det, Large Backyard & Driveway Close to all Shopping, Transportation, Schools, Etc, Must See,

4. 2026-04-07
   listed $549,999 Active

   Show marketing remark (239 chars)

   Spacious 4Bdrm Colonial, Lvrm/Dnrm Combo, EIK, Bdrm on Main, Side Entrance, 3 Bdrms Upstairs,1 Full Bth, Full Walk up Attic, Full Bsmt, 2 Car Det, Large Backyard & Driveway Close to all Shopping, Transportation, Schools, Etc, Must See,

5. 2026-01-08
   listed $549,999 Active
6. 2025-12-26
   historical
7. 2025-06-24
   price $549,999
8. 2025-02-24
   listed $599,999 Active
9. 2025-02-10
   historical
10. 2011-06-13
    soldstatus $90,000

ⓘ 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: $8,527 · $711/mo
• Projected year-2 tax: $8,911 · $743/mo
• Expected delta: +$384/yr (+$32/mo · 4.5%)

ⓘ 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 54% 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: $52,957
• − Mortgage interest: −$30,808
• − Property taxes: −$8,527
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,237
• − Management: −$4,237
• − Depreciation: −$16,000
• Taxable loss: −$13,602
• Est. tax savings @ 24.0%: +$3,264
• After-tax cash flow: $-788/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: Hempstead Union Free School District
• NCES district ID: 3614130
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 38% ▲ 5.00%
• Median HH income: $48,774
• Composite: 28.12/100
• National rank: #6821
• State rank: #567 of 590 in NY

Livability — Hempstead

• Score: 79/100
• State rank: #123
• US rank: #2002

Category grades

Amenities A+ 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: Hempstead, NY
• County: Nassau County · 653,051 people
• City population: 60,960
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 60,960
• Household income: $92,677
• Rent vs Own: 50.3% rent · 49.7% own
• Severe rent burden: 2535.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 44% Black 43% Two or more races 14% White 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 4%
• Foreign-born: 37% · Canada, Jamaica
• Languages at home: 53% English-only · Spanish 40% French/Haitian/Cajun 4% 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: ▼ -297.72%
• Current HPI: 339.055
• 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

+511.1% since first listed

10 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $549,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $549,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-08 Listed $549,999 OneKey® MLS as Distributed by MLS Grid
• 2025-12-26 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-06-24 Price Changed $549,999 OneKey® MLS as Distributed by MLS Grid
• 2025-02-24 Listed $599,999 OneKey® MLS as Distributed by MLS Grid
• 2025-02-10 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2011-06-13 Sold (Public Records) $90,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $8,527 · +6.3% YoY. Source: county tax records.