9 Robert St · Hicksville, NY 11801

$440,000

3 bd · 1.0 ba · 1,167 sqft · SingleFamily public records · 1 Days on market

Built 1949 5,000 sqft lot Est $719k · 39% 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 +11.4/30.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• 1% rule +4.0/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Public online Auction: Bidding opens 6/24/26@ 11 & Ends 6/26/26 @ 11AM (approx). The price of property exclusively represents the suggested opening bid & not the price of the property. Sold "as-is". Great opportunity for a buyer who does their homework & is looking to purchase a fixer-upper in Hicksville in a great location. . Hicksville School District. Taxes include village. Please read all information-your due diligence is necessary. Last date to register is 6/25/26 by 4 PM

Key facts

• 5,000 sq ft lot
• Built 1949

Property features AI

Finance

• HOA & community: Buyers premium (one-time additional fee)

Exterior

• Parking: Driveway
• Utilities: Public sewer; Utilities: see remarks
• Home design: Single family residence; One and one-half stories; Living area per public records
• Construction: Frame construction
• Exterior features: Garden; Shed(s)

Interior

• Kitchen: Appliances: Other
• Bedrooms: Includes a first-floor bedroom
• Flooring: Combination flooring; Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: First-floor bedroom; Natural woodwork; Patio
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $413k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $395k (10.2% below list).
• Recommended offer: $395k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.4% in Hicksville — 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 85/100 on livability (#31 in NY, #526 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Hicksville Union Free School District (suburban): math 55% / reading 62% proficiency, ranked #200 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 186 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• This rent runs 33% of the median local income ($146k/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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $165k; list at $440k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $395,332 (10.2% 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 1949 — 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. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $718,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 Old Country Rd	0.25mi	3/2.0	1,206 (+3%)	4mo	$775,000	$643	75
58 Amherst Ln	0.41mi	3/1.0	1,092 (-6%)	6mo	$580,000	$531	65
60 Essex Rd	0.54mi	3/2.0	1,200 (+3%)	2mo	$865,000	$721	65
37 Hunter Ln	0.60mi	3/1.5	1,176 (+1%)	5mo	$700,000	$595	64
34 Pine St	0.54mi	3/1.0	1,266 (+8%)	1mo	$855,000	$675	60
40 Elm St	0.66mi	3/2.0	1,218 (+4%)	3mo	$750,000	$616	55
483 South Oyster Bay Rd	0.71mi	3/1.0	1,092 (-6%)	4mo	$650,000	$595	53
33 Oak St	0.56mi	4/2.5 (+1)	1,109 (-5%)	6mo	$711,000	$641	50
22 Terrace Pl	0.61mi	4/2.0 (+1)	1,109 (-5%)	6mo	$675,000	$609	49
34 Audrey Ave	0.72mi	4/2.0 (+1)	1,205 (+3%)	5mo	$737,500	$612	48
55 Audrey Ave	0.74mi	4/2.0 (+1)	1,205 (+3%)	5mo	$830,000	$689	47
145 Dartmouth Dr	0.73mi	4/1.0 (+1)	1,340 (+15%)	3mo	$725,000	$541	34

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-79,313
• Equity at exit: $65,605

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-74,496
• Equity at exit: $38,043

Cash invested: $123,200 (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 11801

• Rents YoY: 3.4%
• Active inventory: 186
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,953 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$785 /mo · $9,423/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $-153

Break-even live

Break-even rent $4,147

Max offer price $412,999

Occupancy floor 99%

Sensitivity live

Price	-10% $96	-5% $-28	+0% $-153	+5% $-277	+10% $-402
Rent	-10% $-465	-5% $-309	+0% $-153	+5% $3	+10% $159
Rate	-1.0pp $69	-0.5pp $-41	base $-153	+0.5pp $-267	+1.0pp $-383

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Roosevelt Ave #14 Hicksville, NY	3.0	1.5	1400	$4,200	$3.00	2d	1	0.80mi
9 Harrison Ave Hicksville, NY	3.0	2.0	1218	$4,000	$3.28	44d	1	0.88mi
83 Kraemer St Unit 1 Hicksville, NY	2.0	2.0	1400	$3,170	$2.26	44d	1	0.89mi
10 Harrison Ave Hicksville, NY	2.0	1.0	1200	$3,600	$3.00	44d	1	0.91mi
21 Twinlawns Ave Hicksville, NY	3.0	1.0	973	$3,500	$3.60	44d	1	0.93mi
8 Spector Ln Plainview, NY	3.0	3.0	1439	$5,600	$3.89	2d	1	1.02mi
46 W Lane Dr Plainview, NY	2.0	1.0	1100	$3,000	$2.73	3d	1	1.16mi
7 Foran Pl Hicksville, NY	2.0	1.0	767	$3,600	$4.69	25d	1	1.22mi
8 E Gate Plainview, NY	3.0	1.0	1004	$4,800	$4.78	2d	1	1.25mi
4 Willow Pl Hicksville, NY	3.0	1.5	1264	$4,500	$3.56	2d	1	1.50mi

Listing history 2 events

1. 2026-06-04
   remarks 488-char remark
2. 2026-06-04
   listed $440,000 Coming Soon 1 DOM

ⓘ 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: $9,423 · $785/mo
• Projected year-2 tax: $9,423 · $785/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 5/10 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,440
• − Mortgage interest: −$24,647
• − Property taxes: −$9,423
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,795
• − Management: −$3,795
• − Depreciation: −$12,800
• Taxable loss: −$9,220
• Est. tax savings @ 24.0%: +$2,213
• After-tax cash flow: $379/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: Hicksville Union Free School District
• NCES district ID: 3614340
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 62% ▲ 2.00%
• Median HH income: $91,592
• Composite: 53.79/100
• National rank: #1417
• State rank: #200 of 590 in NY

Livability — Hicksville

• Score: 85/100
• State rank: #31
• US rank: #526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hicksville, NY
• County: Nassau County · 653,051 people
• City population: 41,585
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 41,585
• Household income: $145,788
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 398.0

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 0.69)
• Race & ethnicity: White 41% Asian 32% Hispanic / Latino 20% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 34% · Canada, China, Jamaica
• Languages at home: 53% English-only · Other Indo-European 24% Spanish 14% Chinese 3%

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: ▼ -773.32%
• Current HPI: 321.0586
• Rent YoY: ▲ 3.38%
• 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

2 events — show timeline

• 2026-06-03 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 1989-07-28 Sold (Public Records) $165,000 Public Records

Property tax history

+3.0%/yr

Latest (2024): $9,423 · +2.4% YoY. Source: county tax records.