712 Park Ave · Uniondale, NY 11553

$569,000

4 bd · 2.0 ba · 1,142 sqft · SingleFamily public records · 20 Days on market

Built 1951 5,000 sqft lot $498/sqft · 23% below area Est $743k · 23% 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 +8.8/30.0
• Schools +5.8/10.0
• Livability +3.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 712 Park Avenue in Uniondale! This charming cape style home features a sunlit living room, a formal dining room, and a well-appointed kitchen. You’ll also find a spacious primary bedroom, a second bedroom, and a full bathroom completing this level. Upstairs offers two generously sized bedrooms and an additional full bath, providing plenty of space for family or guests. The full basement includes a laundry area and offers great potential for customization to suit your needs. Enjoy outdoor living in the backyard or relax in the inviting sunroom. Don’t miss this opportunity to make this home your own!

Key facts

• Formal dining room
• Full basement
• Sunlit living room

Tags

• SUNLIT LIVING ROOM
• FORMAL DINING ROOM
• WELL-APPOINTED KITCHEN
• SPACIOUS PRIMARY BEDROOM
• GENEROUSLY SIZED BEDROOMS
• FULL BASEMENT

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Electricity available (PSEG); Water available; Public sewer
• Home design: Single-family residence
• Construction: Construction materials: Unknown
• Exterior features: Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; No cooling system
• Interior features: First-floor bedroom; First-floor full bathroom; Full basement
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $569k.

Deal economics

• At list price, monthly cash flow is $-466 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $487k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $433k (23.8% below list).
• Recommended offer: $433k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Smith Street Elementary School (math 50% / reading 50%, grade D, #1,085 of 2,108 statewide, top 56%, 408 students, 62% FRL); Turtle Hook Middle School (math 24% / reading 54%, grade F, #418 of 729 statewide, top 59%, 669 students, 66% FRL); Uniondale High School (math 83% / reading 90%, grade A, #336 of 1,100 statewide, top 31%, 2,080 students, 62% FRL).
• Market conditions: 55 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).
• This rent runs 43% of the median local income ($121k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 20 days — a 2% lower offer ($560k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $569k implies a 1574% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $433,382 (23.8% 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.76% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $742,918
• List price: $569,000
• Delta: -23.41%
• 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
852 Smith St	0.35mi	4/2.0	1,127 (-1%)	6mo	$720,000	$639	77
84 E Greenwich Ave	0.37mi	4/2.0	1,176 (+3%)	3mo	$670,000	$570	75
172 Argyle Ave	0.46mi	3/2.0 (-1)	1,152 (+1%)	1mo	$590,000	$512	72
1040 Brookside Ave	0.30mi	3/2.0 (-1)	1,100 (-4%)	5mo	$694,000	$631	71
1000 Cleveland St	0.30mi	4/2.0	1,253 (+10%)	5mo	$731,000	$583	66
546 Clark Pl	0.71mi	4/2.0	1,153 (+1%)	2mo	$570,000	$494	64
82 E Clinton Ave	0.61mi	3/2.0 (-1)	1,204 (+5%)	4mo	$588,000	$488	54
185 Grenada Ave	0.55mi	3/1.0 (-1)	1,075 (-6%)	4mo	$549,000	$511	53
727 Windsor Rd	0.66mi	3/2.0 (-1)	1,092 (-4%)	6mo	$685,000	$627	52
830 Davis Ave	0.27mi	3/2.5 (-1)	1,303 (+14%)	6mo	$655,000	$503	52
293 Pennsylvania Ave	0.73mi	3/2.0 (-1)	1,050 (-8%)	5mo	$640,000	$610	44
48 Cliff Ave	0.69mi	4/1.0	1,289 (+13%)	2mo	$454,000	$352	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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-121,823
• Equity at exit: $84,840

10-year hold

• IRR: -16.2%
• Equity multiple: 0.10×
• Total profit: $-144,114
• Equity at exit: $49,197

Cash invested: $159,320 (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: 55
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $4,334 high
• Mortgage (P&I): −$2,984
• Tax from tax record: −$668 /mo · $8,021/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$910
• Net cashflow: $-466

Break-even live

Break-even rent $4,923

Max offer price $486,735

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-305	+0% $-466	+5% $-627	+10% $-788
Rent	-10% $-808	-5% $-637	+0% $-466	+5% $-294	+10% $-123
Rate	-1.0pp $-179	-0.5pp $-321	base $-466	+0.5pp $-613	+1.0pp $-763

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
533 Greenwich St Unit 1D Hempstead, NY	3.0	2.0	1103	$4,000	$3.63	45d	1	0.76mi
529 Maple Ave Unit Second Floor Uniondale, NY	3.0	2.0	1240	$3,750	$3.02	26d	1	0.77mi
650 Winthrop Dr Uniondale, NY	3.0	3.0	1300	$4,900	$3.77	0d	1	0.81mi
523 Hawthorne Ave Uniondale, NY	3.0	1.0	1328	$3,300	$2.48	26d	1	0.86mi
21 W Centennial Ave Roosevelt, NY	3.0	2.0	1176	$3,600	$3.06	20d	1	1.02mi
402 Leslie Ln Uniondale, NY	3.0	2.0	1206	$4,800	$3.98	0d	1	1.40mi
402 Leslie Ln Uniondale, NY	3.0	2.0	1208	$4,800	$3.97	45d	1	1.40mi

Listing history 2 events

1. 2026-03-18
   listed $569,000 Active 629-char remark
2. 1979-11-01
   soldstatus $34,000

ⓘ 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: $8,021 · $668/mo
• Projected year-2 tax: $8,819 · $735/mo
• Expected delta: +$798/yr (+$66/mo · 9.9%)

ⓘ 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 ≥95°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: $52,006
• − Mortgage interest: −$31,873
• − Property taxes: −$8,021
• − Insurance: −$2,845
• − Repairs & maintenance: −$4,160
• − Management: −$4,160
• − Depreciation: −$16,553
• Taxable loss: −$15,607
• Est. tax savings @ 24.0%: +$3,746
• After-tax cash flow: $-1,843/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

+1573.5% since first listed

3 events — show timeline

• 2026-05-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listed $569,000 OneKey® MLS as Distributed by MLS Grid
• 1979-11-01 Sold (Public Records) $34,000 Public Records

Property tax history

+2.5%/yr

Latest (2024): $8,021 · +9.9% YoY. Source: county tax records.