101 Ruxton St · Uniondale, NY 11553

$569,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 55 Days on market

Built 1949 4,000 sqft lot $484/sqft · 21% below area Est $722k · 21% 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 +7.4/30.0
• Schools +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-located home in Uniondale offering great potential for the right buyer. Featuring a solid layout and strong bones, this property is ready for updates and personal touches. A fantastic opportunity to build equity and create your ideal living space in a convenient location close to Hofstra University, shopping, transportation, and local amenities.

Key facts

• 4,000 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $569k.

Deal economics

• At list price, monthly cash flow is $-739 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $438k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $403k (29.1% below list).
• Recommended offer: $403k (29.1% below list) — sets the bar for 1% rule.

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: 55 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% 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 55 days — a 3% lower offer ($552k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $302k; list at $569k implies a 88% 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, 56% 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 $403,385 (29.1% 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 55 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — 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. 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $721,570
• List price: $569,000
• Delta: -21.14%
• 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
24 Gilroy Ave	0.22mi	4/2.0 (+1)	1,172 (-0%)	4mo	$700,000	$597	76
103 Gilroy Ave	0.19mi	4/2.0 (+1)	1,208 (+3%)	6mo	$725,000	$600	73
1167 Warwick St	0.18mi	4/2.0 (+1)	1,286 (+9%)	1mo	$770,000	$599	66
26 Walton Ave	0.19mi	4/2.0 (+1)	1,238 (+5%)	10mo	$629,000	$508	65
1035 Braxton St	0.22mi	3/2.0	1,268 (+8%)	11mo	$635,000	$501	63
730 Goodrich St	0.75mi	3/1.0	1,149 (-2%)	8mo	$650,000	$566	55
240 Bedford Ave	0.54mi	3/1.5	1,327 (+13%)	8mo	$691,000	$521	45
318 Hawthorne Ave	0.66mi	3/2.0	1,274 (+8%)	9mo	$699,000	$549	44
386 Locust Ave	0.61mi	4/3.0 (+1)	1,120 (-5%)	9mo	$635,000	$567	43
737 Lowell Rd	0.58mi	4/2.0 (+1)	1,302 (+11%)	4mo	$699,000	$537	42
122 Hamilton Rd	0.57mi	2/2.5 (-1)	1,315 (+12%)	1mo	$677,500	$515	42
1298 Birch St	0.71mi	3/2.0	1,350 (+15%)	1mo	$680,000	$504	38

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-139,243
• Equity at exit: $84,840

10-year hold

• IRR: -22.4%
• Equity multiple: -0.14×
• Total profit: $-181,663
• 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: 11.8×

Monthly cashflow live

• Estimated rent: $4,034 high
• Mortgage (P&I): −$2,984
• Tax from tax record: −$705 /mo · $8,463/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $-739

Break-even live

Break-even rent $4,970

Max offer price $438,369

Occupancy floor —

Sensitivity live

Price	-10% $-417	-5% $-578	+0% $-739	+5% $-901	+10% $-1,062
Rent	-10% $-1,058	-5% $-899	+0% $-739	+5% $-580	+10% $-421
Rate	-1.0pp $-453	-0.5pp $-595	base $-739	+0.5pp $-887	+1.0pp $-1,037

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
291 Uniondale Ave Uniondale, NY	2.0	1.0	1000	$2,900	$2.90	25d	1	0.42mi
402 Leslie Ln Uniondale, NY	3.0	2.0	1208	$4,800	$3.97	44d	1	0.63mi
402 Leslie Ln Uniondale, NY	3.0	2.0	1206	$4,800	$3.98	2d	1	0.63mi
529 Maple Ave Unit Second Floor Uniondale, NY	3.0	2.0	1240	$3,750	$3.02	25d	1	0.89mi
523 Hawthorne Ave Uniondale, NY	3.0	1.0	1328	$3,300	$2.48	25d	1	0.94mi
1000 Brix Pl Uniondale, NY	1.0–2.0	1.0–2.0	710	$3,662	$5.16	2d	13	1.08mi
20 Ingraham Ln Hempstead, NY	3.0	1.0	950	$3,150	$3.32	44d	1	1.10mi
2 Vanata Ct Hempstead, NY	3.0	1.0	1024	$3,800	$3.71	25d	1	1.14mi
539 Front St Hempstead, NY	2.0	1.0	850	$3,200	$3.76	23d	1	1.18mi
21 Union Ave Hempstead, NY	4.0	3.0	1342	$5,700	$4.25	2d	1	1.20mi
204 Wellington St Hempstead, NY	4.0	2.0	1075	$4,300	$4.00	23d	1	1.29mi
998 Stewart Ave Garden City, NY	1.0–3.0	1.0–2.0	1508	$6,000	$3.98	2d	1	1.33mi
343 Jackson St Unit 1 Hempstead, NY	2.0	2.0	1000	$3,300	$3.30	44d	1	1.44mi
343 Jackson St Unit 3 Hempstead, NY	2.0	1.5	1000	$3,300	$3.30	25d	1	1.44mi
650 Winthrop Dr Uniondale, NY	3.0	3.0	1300	$4,900	$3.77	2d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $569,000 Active 55 DOM
2. 2026-06-18
   days on market $569,000 Active 52 DOM
3. 2026-06-17
   pricedays on market $569,000 Active 51 DOM
4. 2026-06-16
   days on market $599,000 Active 50 DOM
5. 2026-06-15
   days on market $599,000 Active 49 DOM
6. 2026-06-13
   days on market $599,000 Active 47 DOM
7. 2026-06-13
   days on market $599,000 Active 46 DOM
8. 2026-06-09
   days on market $599,000 Active 43 DOM
9. 2026-06-08
   days on market $599,000 Active 42 DOM
10. 2026-06-07
    days on market $599,000 Active 41 DOM
11. 2026-06-04
    days on market $599,000 Active 38 DOM
12. 2026-06-03
    days on market $599,000 Active 37 DOM
13. 2026-06-02
    days on market $599,000 Active 36 DOM
14. 2026-06-01
    days on market $599,000 Active 35 DOM
15. 2026-05-31
    days on market $599,000 Active 34 DOM
16. 2026-05-15
    price $599,000 352-char remark

    Show marketing remark (352 chars)

    Well-located home in Uniondale offering great potential for the right buyer. Featuring a solid layout and strong bones, this property is ready for updates and personal touches. A fantastic opportunity to build equity and create your ideal living space in a convenient location close to Hofstra University, shopping, transportation, and local amenities.

17. 2026-04-23
    listed $650,000 Active 352-char remark

    Show marketing remark (352 chars)

    Well-located home in Uniondale offering great potential for the right buyer. Featuring a solid layout and strong bones, this property is ready for updates and personal touches. A fantastic opportunity to build equity and create your ideal living space in a convenient location close to Hofstra University, shopping, transportation, and local amenities.

18. 2010-02-09
    soldstatus $302,000
19. 1989-02-28
    soldstatus $170,000
20. 1979-09-01
    soldstatus $36,000

ⓘ 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: $8,463 · $705/mo
• Projected year-2 tax: $9,039 · $753/mo
• Expected delta: +$577/yr (+$48/mo · 6.8%)

ⓘ 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 56% 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: $48,406
• − Mortgage interest: −$31,873
• − Property taxes: −$8,463
• − Insurance: −$2,845
• − Repairs & maintenance: −$3,872
• − Management: −$3,872
• − Depreciation: −$16,553
• Taxable loss: −$19,072
• Est. tax savings @ 24.0%: +$4,577
• After-tax cash flow: $-4,296/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

+1563.9% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $650,000 OneKey® MLS as Distributed by MLS Grid
• 2010-02-09 Sold (Public Records) $302,000 Public Records
• 1989-02-28 Sold (Public Records) $170,000 Public Records
• 1979-09-01 Sold (Public Records) $36,000 Public Records

Property tax history

+2.9%/yr

Latest (2024): $8,463 · +6.2% YoY. Source: county tax records.