7 Dale Ave · Hempstead, NY 11550

$305,000

4 bd · 2.0 ba · 1,506 sqft · SingleFamily public records · 11 Days on market

Built 1941 5,000 sqft lot $203/sqft · 58% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CASH ONLY ! ! ! --- Charming Cape style single family home, offering approximately 1500 square feet of living space on a 5000 square foot lot in a Central Hempstead location. Built-in 1941, this property features 4 bedrooms and 2 full bathrooms with a functional layout that includes a formal dining room, eat in kitchen and additional den family room space. The home includes a full finished basement. Interior highlights include a fireplace, attic space and forced air heating. Exterior features include private driveway, attached one car garage and a porch/deck area on a standard 50x100 lot!

Key facts

• Formal dining room
• Eat in kitchen
• Finished basement

Tags

• CAPE STYLE HOME
• CENTRAL HEMPSTEAD LOCATION
• FORMAL DINING ROOM
• EAT IN KITCHEN
• FINISHED BASEMENT
• FIREPLACE

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Driveway; Garage (1 space)
• Security:
• Utilities: Public sewer; Electricity connected
• Home design: Single family residence
• Construction:
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Other appliances
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil heating; Central air conditioning; Fireplace (1)
• Interior features: Finished basement; Unfinished attic; 7 total rooms; Other interior features
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $305k).
• Cap rate 11.6% vs local median 5.1% in Hempstead — 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 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: 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 86% at this address vs 64% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Uniondale Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 167 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $85k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $185k; list at $305k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 57% 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 $305,000

Questions for the listing agent

1. Built in 1941 — 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. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.92%
• DSCR: 1.84
• GRM: 5.5

CMA / ARV

• ARV (median comp): $732,619
• List price: $305,000
• Delta: -58.37%
• 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
269 Windsor Pkwy	0.22mi	3/1.0 (-1)	1,500 (-0%)	4mo	$620,000	$413	77
141 Brown Ave	0.28mi	4/3.0	1,541 (+2%)	4mo	$744,600	$483	76
248 Kennedy Ave	0.32mi	3/2.0 (-1)	1,474 (-2%)	3mo	$740,000	$502	75
15 Clyde Ave	0.14mi	3/2.0 (-1)	1,656 (+10%)	0mo	$625,000	$377	72
34 Frazier St	0.42mi	3/1.5 (-1)	1,472 (-2%)	1mo	$480,000	$326	68
48 Cliff Ave	0.11mi	4/1.0	1,289 (-14%)	2mo	$454,000	$352	65
135 Dietz St	0.74mi	4/2.0	1,463 (-3%)	5mo	$735,000	$502	56
34 Heath Pl	0.40mi	4/2.0	1,294 (-14%)	2mo	$640,000	$495	56
70 Baldwin Rd	0.53mi	4/3.0	1,612 (+7%)	5mo	$660,000	$409	55
203 Rutland Rd	0.57mi	4/1.5	1,368 (-9%)	3mo	$680,000	$497	54
2 Fordham Pl	0.40mi	3/1.0 (-1)	1,300 (-14%)	1mo	$450,226	$346	49
23 Peters Ave	0.71mi	3/2.0 (-1)	1,650 (+10%)	2mo	$780,000	$473	45

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $36,529
• Equity at exit: $45,476

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $143,038
• Equity at exit: $26,371

Cash invested: $85,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $4,639 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$592 /mo · $7,101/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$974
• Net cashflow: $1,346

Break-even live

Break-even rent $2,935

Max offer price $305,000

Occupancy floor 66%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.05mi
54 Kane Ave Hempstead, NY	5.0	2.0	1750	$4,800	$2.74	43d	1	0.23mi
366 Greenwich St Hempstead, NY	3.0	1.5	1504	$4,000	$2.66	1d	1	0.29mi
523 Hawthorne Ave Uniondale, NY	3.0	1.0	1328	$3,300	$2.48	24d	1	0.63mi
529 Maple Ave Unit Second Floor Uniondale, NY	3.0	2.0	1240	$3,750	$3.02	24d	1	0.83mi
168 Lenox Ave Uniondale, NY	5.0	2.0	1837	$5,900	$3.21	1d	1	1.24mi
21 Union Ave Hempstead, NY	4.0	3.0	1342	$5,700	$4.25	1d	1	1.36mi
650 Winthrop Dr Uniondale, NY	3.0	3.0	1300	$4,900	$3.77	1d	1	1.46mi

Listing history 7 events

1. 2026-05-11
   status Pending 595-char remark
2. 2026-04-30
   listed $305,000 Active 595-char remark
3. 2019-01-08
   historical
4. 2018-10-11
   status Under Contract
5. 2018-09-27
   listed $290,000 New
6. 1999-09-17
   soldstatus $185,000
7. 1977-10-01
   soldstatus $42,500

ⓘ 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: $7,101 · $592/mo
• Projected year-2 tax: $7,101 · $592/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 6/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $55,666
• − Mortgage interest: −$17,085
• − Property taxes: −$7,101
• − Insurance: −$1,525
• − Repairs & maintenance: −$4,453
• − Management: −$4,453
• − Depreciation: −$8,873
• Taxable income: $12,176
• Est. tax owed @ 24.0%: −$2,922
• After-tax cash flow: $13,234/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

+617.6% since first listed

7 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $305,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-10-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-09-27 Listed $290,000 OneKey® MLS as Distributed by MLS Grid
• 1999-09-17 Sold (Public Records) $185,000 Public Records
• 1977-10-01 Sold (Public Records) $42,500 Public Records

Property tax history

+2.8%/yr

Latest (2024): $7,101 · +6.0% YoY. Source: county tax records.