1034 Tulsa St · Uniondale, NY 11553

$649,000

5 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 2 Days on market

Built 1949 6,060 sqft lot Est $776k · 16% under

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Why this score? — see what drove the C- 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 +14.9/15.0
• Cash flow +13.5/30.0
• Schools +5.8/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come See this Extended Cape, 4 bedrooms, 1 bath, basement, Garage, blocks from Hoftstra University. Some updates, needs tlc. Great Price! Perfect for Investors or First Time Home Buyers. Come See, Won't Last !

Key facts

• 6,060 sq ft lot
• Built 1949
• Listed 2 days

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public sewer; Electricity available; Natural gas available
• Home design: Single-family home
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Total of 8 rooms (bedrooms included; master on main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: Eat-in kitchen; Master bedroom on main level; Full unfinished basement; Partial attic
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $649k.

Deal economics

• At list price, monthly cash flow is $28 ($338/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 $569k (12.3% below list).
• Recommended offer: $569k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: California Avenue Elementary School (math 24% / reading 24%, grade F, #1,846 of 2,108 statewide, top 91%, 663 students, 63% 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).
• Zoned-school proficiency averages 50% at this address vs 64% district-wide (-14 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: 55 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $5,690/mo this rent would consume 56% of the median local household income ($121k/yr) (locally 673% 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 $19k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $275k; list at $649k implies a 136% 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 $568,959 (12.3% below list)

Questions for the listing agent

1. Built in 1949 — 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. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $775,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 Locust Ave	0.40mi	4/1.0 (-1)	1,400 (-1%)	3mo	$570,000	$407	72
1140 Braxton St	0.21mi	4/2.0 (-1)	1,470 (+4%)	5mo	$710,000	$483	71
147 Ruxton St	0.13mi	5/2.0	1,260 (-11%)	5mo	$650,000	$516	68
165 Lenox Ave	0.27mi	4/3.0 (-1)	1,395 (-2%)	6mo	$785,000	$563	67
1167 Warwick St	0.23mi	4/2.0 (-1)	1,286 (-9%)	1mo	$770,000	$599	64
641 Lowell Rd	0.33mi	4/2.0 (-1)	1,488 (+5%)	5mo	$635,000	$427	63
737 Lowell Rd	0.42mi	4/2.0 (-1)	1,302 (-8%)	4mo	$699,000	$537	54
363 Clarendon Rd	0.59mi	5/3.0	1,500 (+6%)	3mo	$667,800	$445	52
666 Lowell Rd	0.38mi	6/3.0 (+1)	1,550 (+10%)	8mo	$850,000	$548	47
103 Gilroy Ave	0.34mi	4/2.0 (-1)	1,208 (-15%)	6mo	$725,000	$600	46
41 Perry St	0.71mi	5/3.0	1,203 (-15%)	2mo	$889,000	$739	32
112 Rutland Rd	0.68mi	5/3.0	1,214 (-14%)	6mo	$720,000	$593	32

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-103,296
• Equity at exit: $96,768

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-87,333
• Equity at exit: $56,114

Cash invested: $181,720 (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: 9.5×

Monthly cashflow live

• Estimated rent: $5,690 medium
• Mortgage (P&I): −$3,403
• Tax from tax record: −$793 /mo · $9,513/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,195
• Net cashflow: $28

Break-even live

Break-even rent $5,654

Max offer price $649,000

Occupancy floor 94%

Sensitivity live

Price	-10% $396	-5% $212	+0% $28	+5% $-155	+10% $-339
Rent	-10% $-421	-5% $-197	+0% $28	+5% $253	+10% $478
Rate	-1.0pp $355	-0.5pp $193	base $28	+0.5pp $-140	+1.0pp $-311

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1077 Gerald St Uniondale, NY	6.0	3.0	1680	$5,950	$3.54	0d	1	0.22mi
168 Lenox Ave Uniondale, NY	5.0	2.0	1837	$5,900	$3.21	0d	1	0.31mi
21 Union Ave Hempstead, NY	4.0	3.0	1342	$5,700	$4.25	0d	1	1.22mi
204 Wellington St Hempstead, NY	4.0	2.0	1075	$4,300	$4.00	24d	1	1.36mi

Listing history 2 events

1. 2026-06-21
   remarks 210-char remark
2. 2026-06-21
   listed $649,000 Active 2 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: $9,513 · $793/mo
• Projected year-2 tax: $10,240 · $853/mo
• Expected delta: +$728/yr (+$61/mo · 7.6%)

ⓘ 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: $68,275
• − Mortgage interest: −$36,354
• − Property taxes: −$9,513
• − Insurance: −$3,245
• − Repairs & maintenance: −$5,462
• − Management: −$5,462
• − Depreciation: −$18,880
• Taxable loss: −$10,641
• Est. tax savings @ 24.0%: +$2,554
• After-tax cash flow: $2,892/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

+1993.5% since first listed

3 events — show timeline

• 2026-06-18 Listed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2003-07-30 Sold (Public Records) $275,134 Public Records
• 1974-01-01 Sold (Public Records) $31,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $9,513 · +11.9% YoY. Source: county tax records.