12 Clark St · Bethpage, NY 11803

$529,000

3 bd · 1.0 ba · 985 sqft · SingleFamily public records · 3 Days on market

Built 1954 6,500 sqft lot $537/sqft · 32% below area Est $773k · 32% 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
• Schools +7.2/10.0
• Cash flow +6.9/30.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Situated midblock in the heart of Plainview in the Bethpage School District. This ranch style home offers 985 square feet, plus an unfinished basement, a partial garage, and a 65x100 lot. Three bedrooms, 1 bath, oil heat and 2015 roof. Ideal for investors, contractors or buyers looking to customize. Sold "as is" and seller prefers to transfer with personal contents. Whether you're looking to renovate or rebuild, the possibilities are endless.

Key facts

• Partial garage
• Customize
• Unfinished basement

Tags

• UNFINISHED BASEMENT
• PARTIAL GARAGE
• 65X100 LOT
• CUSTOMIZE
• RENOVATE
• REBUILD

Property features AI

Exterior

• Parking: Driveway parking; On-street parking; Has garage (0.5 spaces reported)
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence
• Construction: Brick and vinyl siding construction
• Exterior features: Brick and vinyl siding exterior; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; No central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Formal dining room; Full, unfinished basement; Crawl and unfinished attic
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $529k.

Deal economics

• At list price, monthly cash flow is $-788 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $390k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $413k (21.9% below list).
• Recommended offer: $390k (26.3% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.2% in Bethpage — 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 (#131 in NY, #2,116 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Bethpage Union Free School District (suburban): math 79% / reading 79% proficiency, ranked #45 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Kramer Lane Elementary School (math 82% / reading 82%, grade A+, #138 of 2,108 statewide, top 8%, 387 students, 18% FRL); John F Kennedy Middle School (math 72% / reading 81%, grade A, #47 of 729 statewide, top 7%, 717 students, 24% FRL); Bethpage Senior High School (math 98% / reading 98%, grade A+, #13 of 1,100 statewide, top 2%, 932 students, 27% FRL).
• Market conditions: 160 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $389,736 (26.3% 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 1954 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.78% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 10.7

CMA / ARV

• ARV (median comp): $772,635
• List price: $529,000
• Delta: -31.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Essex Rd	0.18mi	3/1.0	930 (-6%)	12mo	$712,000	$766	72
49 Cheshire Rd	0.18mi	3/2.0	1,050 (+7%)	8mo	$715,000	$681	70
35 Vernon St	0.45mi	3/1.0	864 (-12%)	7mo	$610,000	$706	53
23 Nassau Ave	0.73mi	3/1.0	1,042 (+6%)	21mo	$698,000	$670	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: -27.2%
• Equity multiple: 0.08×
• Total profit: $-135,626
• Equity at exit: $78,876

10-year hold

• IRR: -24.9%
• Equity multiple: -0.23×
• Total profit: $-181,515
• Equity at exit: $45,738

Cash invested: $148,120 (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 11803

• Active inventory: 160
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $4,130 medium
• Mortgage (P&I): −$2,774
• Tax from tax record: −$1,056 /mo · $12,673/yr
• Insurance: −$220
• HOA: −$0
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $-788

Break-even live

Break-even rent $5,127

Max offer price $389,736

Occupancy floor —

Sensitivity live

Price	-10% $-489	-5% $-639	+0% $-788	+5% $-938	+10% $-1,088
Rent	-10% $-1,115	-5% $-951	+0% $-788	+5% $-625	+10% $-462
Rate	-1.0pp $-522	-0.5pp $-654	base $-788	+0.5pp $-925	+1.0pp $-1,065

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: $132,250
• Closing costs: $15,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 W Lane Dr Plainview, NY	2.0	1.0	1100	$3,000	$2.73	5d	1	0.74mi
4 West Ct Bethpage, NY	4.0	2.0	1075	$4,500	$4.19	0d	1	1.29mi
8 E Gate Plainview, NY	3.0	1.0	1004	$4,800	$4.78	0d	1	1.34mi
21 Twinlawns Ave Hicksville, NY	3.0	1.0	973	$3,500	$3.60	45d	1	1.39mi

Listing history 2 events

1. 2026-05-06
   status Pending 456-char remark
2. 2026-04-30
   listed $529,000 Active 456-char remark

ⓘ 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: $12,673 · $1,056/mo
• Projected year-2 tax: $12,673 · $1,056/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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,554
• − Mortgage interest: −$29,632
• − Property taxes: −$12,673
• − Insurance: −$2,645
• − Repairs & maintenance: −$3,964
• − Management: −$3,964
• − Depreciation: −$15,389
• Taxable loss: −$18,714
• Est. tax savings @ 24.0%: +$4,491
• After-tax cash flow: $-4,969/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: Bethpage Union Free School District
• NCES district ID: 3604740
• Math proficiency: 79% ▼ -3.00%
• Reading proficiency: 79% ▲ 3.00%
• Median HH income: $98,909
• Composite: 71.51/100
• National rank: #224
• State rank: #45 of 590 in NY

Livability — Bethpage

• Score: 79/100
• State rank: #131
• US rank: #2116

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethpage, NY
• County: Nassau County · 653,051 people
• City population: 22,475
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,713
• Household income: $187,514
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 169.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 19% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 10% Scotch-Irish 6% Italian 2%
• Foreign-born: 16% · China, South Korea, Canada
• Languages at home: 81% English-only · Other Indo-European 7% Chinese 4% Korean 2%

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: ▼ -825.62%
• Current HPI: 298.0511
• 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

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $529,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+6.4%/yr

Latest (2024): $12,673 · -1.4% YoY. Source: county tax records.