245 Lawson St · Hempstead, NY 11550

$579,999

3 bd · 2.0 ba · 1,090 sqft · SingleFamily public records · 12 Days on market

Built 1952 8,000 sqft lot $532/sqft · 19% below area Est $717k · 19% 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 +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained ranch offering the perfect blend of comfort, character, and opportunity. Step inside to an open-concept layout, ideal for everyday living and effortless entertaining. The spacious dining room sits seamlessly off the bright, airy living room, where oversized bay windows flood the space with natural light from sunup to sundown. Three generously sized bedrooms and a full bath complete the main level, all set on a fully fenced corner lot offering privacy, curb appeal, and room to roam. The full unfinished basement with its own outside entrance is a blank canvas brimming with possibility — think extended living space, home gym or rec room. Don't

Key facts

• Spacious dining room
• Outside entrance
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS DINING ROOM
• OVERSIZED BAY WINDOWS
• FULLY FENCED CORNER LOT
• FULL UNFINISHED BASEMENT
• OUTSIDE ENTRANCE

Property features AI

Exterior

• Parking: Driveway parking; 2 parking spaces; 1-car garage
• Utilities: Natural gas connected; Public sewer; Water connected; Electric service by PSEG
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Corner lot; Chain-link fencing (fenced yard); Not waterfront

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Eat-in, open kitchen
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen with open layout; Washer/dryer hookup; Full unfinished basement; Pull-down attic stairs; 7 total rooms
• Laundry & utility: Laundry located in basement; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $580k.

Deal economics

• At list price, monthly cash flow is $-740 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $449k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $387k (33.3% below list).
• Recommended offer: $387k (33.3% 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-, 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: Walnut Street Elementary School (math 10% / reading 30%, grade F, #1,945 of 2,108 statewide, top 94%, 452 students, 69% 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).
• Zoned-school proficiency averages 44% at this address vs 64% district-wide (-21 pts) — the specific schools serving this property underperform the Uniondale Union Free School District average; the district grade overstates school quality for this exact location.
• Market conditions: 167 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,867/mo this rent would consume 50% 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y ago 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 $250k; list at $580k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $386,676 (33.3% 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 1952 — 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 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?
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: 0.67% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 12.5

CMA / ARV

• ARV (median comp): $716,777
• List price: $579,999
• Delta: -19.08%
• 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
95 Harold Ave	0.14mi	3/2.0	1,116 (+2%)	3mo	$709,480	$636	87
39 Botsford St	0.46mi	4/2.0 (+1)	1,100 (+1%)	3mo	$590,000	$536	69
381 Baldwin Rd	0.29mi	3/1.0	1,011 (-7%)	7mo	$585,000	$579	64
12 Taylor Pl	0.45mi	3/1.5	1,174 (+8%)	1mo	$610,000	$520	63
138 Windsor Pkwy	0.24mi	3/3.0	1,242 (+14%)	1mo	$735,000	$592	61
16 Downs Rd	0.32mi	3/1.0	1,190 (+9%)	6mo	$627,000	$527	61
172 Argyle Ave	0.68mi	3/2.0	1,152 (+6%)	0mo	$590,000	$512	58
7 Stanley Pl	0.57mi	4/2.0 (+1)	1,125 (+3%)	6mo	$750,000	$667	58
10 Downs Rd	0.33mi	4/1.0 (+1)	1,190 (+9%)	5mo	$575,000	$483	56
10 Linden Ave	0.64mi	4/2.0 (+1)	1,116 (+2%)	8mo	$500,000	$448	55
160 Argyle Ave	0.65mi	4/3.0 (+1)	950 (-13%)	2mo	$693,598	$730	37
1000 Cleveland St	0.67mi	4/2.0 (+1)	1,253 (+15%)	5mo	$731,000	$583	35

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: -25.7%
• Equity multiple: 0.13×
• Total profit: $-141,197
• Equity at exit: $86,480

10-year hold

• IRR: -22.2%
• Equity multiple: -0.13×
• Total profit: $-183,948
• Equity at exit: $50,148

Cash invested: $162,400 (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: 12.5×

Monthly cashflow live

• Estimated rent: $3,867 high
• Mortgage (P&I): −$3,042
• Tax from tax record: −$512 /mo · $6,140/yr
• Insurance: −$242
• HOA: −$0
• Vacancy / Maint / Mgmt: −$812
• Net cashflow: $-740

Break-even live

Break-even rent $4,804

Max offer price $449,250

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	43d	1	0.30mi
12 Elm Ave Unit 1 Hempstead, NY	3.0	1.0	970	$3,500	$3.61	18d	1	0.70mi
523 Hawthorne Ave Uniondale, NY	3.0	1.0	1328	$3,300	$2.48	24d	1	0.88mi
539 Front St Hempstead, NY	2.0	1.0	850	$3,200	$3.76	22d	1	1.04mi
20 Ingraham Ln Hempstead, NY	3.0	1.0	950	$3,150	$3.32	43d	1	1.08mi
529 Maple Ave Unit Second Floor Uniondale, NY	3.0	2.0	1240	$3,750	$3.02	24d	1	1.08mi
343 Jackson St Unit 3 Hempstead, NY	2.0	1.5	1000	$3,300	$3.30	24d	1	1.31mi
343 Jackson St Unit 1 Hempstead, NY	2.0	2.0	1000	$3,300	$3.30	43d	1	1.31mi
1000 Brix Pl Uniondale, NY	1.0–2.0	1.0–2.0	710	$3,662	$5.16	1d	13	1.41mi
21 Union Ave Hempstead, NY	4.0	3.0	1342	$5,700	$4.25	1d	1	1.46mi
291 Uniondale Ave Uniondale, NY	2.0	1.0	1000	$2,900	$2.90	24d	1	1.47mi

Listing history 7 events

1. 2026-05-11
   status Pending 759-char remark
2. 2026-03-18
   listed $579,999 Active 759-char remark
3. 2010-11-09
   historical
4. 2010-07-23
   soldstatus $250,000
5. 2009-10-28
   listed Under Contract
6. 2005-10-21
   soldstatus $388,000
7. 1998-09-14
   soldstatus $94,000

ⓘ 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: $6,140 · $512/mo
• Projected year-2 tax: $7,971 · $664/mo
• Expected delta: +$1,831/yr (+$153/mo · 29.8%)

ⓘ 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: $46,401
• − Mortgage interest: −$32,489
• − Property taxes: −$6,140
• − Insurance: −$2,900
• − Repairs & maintenance: −$3,712
• − Management: −$3,712
• − Depreciation: −$16,873
• Taxable loss: −$19,424
• Est. tax savings @ 24.0%: +$4,662
• After-tax cash flow: $-4,220/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

+517.0% since first listed

7 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listed $579,999 OneKey® MLS as Distributed by MLS Grid
• 2010-11-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2010-07-23 Sold (Public Records) $250,000 Public Records
• 2009-10-28 Listed — OneKey® MLS as Distributed by MLS Grid
• 2005-10-21 Sold (Public Records) $388,000 Public Records
• 1998-09-14 Sold (Public Records) $94,000 Public Records

Property tax history

+3.2%/yr

Latest (2024): $6,140 · +12.6% YoY. Source: county tax records.