75 Beebe Ave · Hempstead, NY 11550

$599,999

4 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 15 Days on market

Built 1950 4,590 sqft lot Est $669k · 10% 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).

• Cash flow +13.5/30.0
• ARV discount +12.2/15.0
• Schools +5.8/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This wonderful, well-maintained Cape is a must-see! Move-in ready, this home features 4 bedrooms, 2 full bathrooms, and a spacious full basement. Beautiful hardwood floors flow throughout the open-concept main level, connecting the formal living room, dining room, and updated kitchen with an island perfect for entertaining. The full basement offers incredible bonus space with endless possibilities and includes a Navien boiler system for added efficiency. Enjoy a private backyard, ideal for relaxation or gatherings. Conveniently located near schools, shopping, and transportation, and situated within the Uniondale School District, this property will not last!

Key facts

• Private backyard
• Full basement
• Updated kitchen

Tags

• FULL BASEMENT
• HARDWOOD FLOORS
• UPDATED KITCHEN
• PRIVATE BACKYARD
• UNIONDALE SCHOOL DISTRICT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family residence; Single-story primary living (primary bedroom on main level)
• Construction: Aluminum and vinyl exterior construction
• Exterior features: Aluminum siding; Vinyl siding; Not on waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Stainless steel appliances; Wine refrigerator; Kitchen island; Open kitchen layout
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Formal dining room; Kitchen island; Open floor plan; Open kitchen; Primary bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $19 ($223/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 $446k (25.7% below list).
• Recommended offer: $446k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Hempstead — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, 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: Grand Avenue Elementary School (math 44% / reading 54%, grade D, #1,085 of 2,108 statewide, top 56%, 532 students, 57% FRL); Lawrence Road Middle School (math 12% / reading 37%, grade F, #611 of 729 statewide, top 88%, 682 students, 65% FRL); Uniondale High School (math 83% / reading 90%, grade A, #336 of 1,100 statewide, top 31%, 2,080 students, 62% FRL).
• Market conditions: 170 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); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $4,459/mo this rent would consume 58% 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 $18k 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 15 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $445,884 (25.7% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.74% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $669,438
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Heath Pl	0.09mi	4/2.0	1,294 (-7%)	2mo	$640,000	$495	79
248 Kennedy Ave	0.14mi	3/2.0 (-1)	1,474 (+6%)	3mo	$740,000	$502	72
48 Cliff Ave	0.36mi	4/1.0	1,289 (-7%)	2mo	$454,000	$352	70
269 Windsor Pkwy	0.25mi	3/1.0 (-1)	1,500 (+8%)	4mo	$620,000	$413	66
34 Frazier St	0.42mi	3/1.5 (-1)	1,472 (+6%)	2mo	$480,000	$326	62
578 Irene St	0.53mi	3/2.0 (-1)	1,343 (-3%)	4mo	$660,000	$491	58
45 Alabama Ave	0.71mi	4/2.0	1,344 (-3%)	1mo	$485,000	$361	58
141 Brown Ave	0.31mi	4/3.0	1,541 (+11%)	4mo	$744,600	$483	56
138 Windsor Pkwy	0.29mi	3/3.0 (-1)	1,242 (-10%)	1mo	$735,000	$592	55
891 School Dr	0.54mi	3/2.5 (-1)	1,451 (+5%)	3mo	$677,000	$467	53
54 W Marshall St	0.69mi	3/1.5 (-1)	1,472 (+6%)	2mo	$475,000	$323	49
1139 Webber Ave	0.63mi	3/2.0 (-1)	1,224 (-12%)	4mo	$709,000	$579	39

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-96,370
• Equity at exit: $89,462

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-83,724
• Equity at exit: $51,877

Cash invested: $168,000 (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: 170
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $4,459 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$936
• Net cashflow: $19

Break-even live

Break-even rent $4,435

Max offer price $599,999

Occupancy floor 95%

Sensitivity live

Price	-10% $358	-5% $188	+0% $19	+5% $-151	+10% $-1,039
Rent	-10% $-334	-5% $-158	+0% $19	+5% $195	+10% $371
Rate	-1.0pp $321	-0.5pp $171	base $19	+0.5pp $-137	+1.0pp $-295

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Kane Ave Hempstead, NY	5.0	2.0	1750	$4,800	$2.74	45d	1	0.37mi
533 Greenwich St Unit 1D Hempstead, NY	3.0	2.0	1103	$4,000	$3.63	45d	1	0.49mi
366 Greenwich St Hempstead, NY	3.0	1.5	1504	$3,900	$2.59	1d	1	0.59mi
12 Elm Ave Unit 1 Hempstead, NY	3.0	1.0	970	$3,500	$3.61	21d	1	0.86mi
523 Hawthorne Ave Uniondale, NY	3.0	1.0	1328	$3,300	$2.48	26d	1	1.09mi
529 Maple Ave Unit Second Floor Uniondale, NY	3.0	2.0	1240	$3,750	$3.02	26d	1	1.25mi
20 Ingraham Ln Hempstead, NY	3.0	1.0	950	$3,150	$3.32	45d	1	1.35mi

Listing history 10 events

1. 2026-06-17
   status $599,999 Pending 15 DOM
2. 2026-06-09
   days on market $599,999 Active 15 DOM
3. 2026-06-08
   days on market $599,999 Active 14 DOM
4. 2026-06-07
   days on market $599,999 Active 13 DOM
5. 2026-06-04
   days on market $599,999 Active 10 DOM
6. 2026-06-03
   days on market $599,999 Active 9 DOM
7. 2026-06-02
   days on market $599,999 Active 8 DOM
8. 2026-06-02
   status $599,999 Active 7 DOM
9. 2026-04-27
   status Pending
10. 2026-04-06
    listed $599,999 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: $1,289 · $107/mo
• Projected year-2 tax: $5,715 · $476/mo
• Expected delta: +$4,425/yr (+$369/mo · 343.2%)

ⓘ 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 53% 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: $53,506
• − Mortgage interest: −$33,609
• − Property taxes: −$1,289
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,280
• − Management: −$4,280
• − Depreciation: −$17,455
• Taxable loss: −$10,408
• Est. tax savings @ 24.0%: +$2,498
• After-tax cash flow: $2,721/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 — 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

2 events — show timeline

• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Listed $599,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

-6.8%/yr

Latest (2024): $1,289 · +75.9% YoY. Source: county tax records.