344 White Rd · Mineola, NY 11501

$855,000

5 bd · 2.0 ba · 1,379 sqft · SingleFamily public records · 40 Days on market

Built 1952 5,000 sqft lot $620/sqft · at area comps Est $1015k · 16% 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 +14.6/15.0
• Cash flow +6.9/30.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An Expanded Cape With Full Rear Dormer Offering Five Bedrooms And Two Full Baths. Centrally Located To Both NYU Langone And Northwell LIJ Hospital Systems, This Homes Proximity To The LIRR, Major Parkways, LIE And Bus Routes Make Commuting A Breeze. Featuring A Recently Updated Kitchen, New Windows, A Full Paver Driveway And Newer Roof, This Home Has Been Meticulously Maintained. Enjoy The Nearby Shopping And Restaurants, Beautiful Park Facilities, Library, Beaches And All That Mineola Village And Nassau County Have to Offer. A Full Basement, Oversized One Car Garage, Great Yard Space And Low Taxes Make For An Exceptional Opportunity. You Do Not Want To Miss This One!

Key facts

• 5,000 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $855k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $628k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $554k (35.2% below list).
• Recommended offer: $554k (35.2% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.7% in Mineola — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 83/100 on livability (#58 in NY, #868 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living F.
• Mineola Union Free School District (suburban): math 71% / reading 69% proficiency, ranked #113 of 590 in NY (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.9%/yr); 95 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $5,543/mo this rent would consume 48% of the median local household income ($138k/yr) (locally 489% 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 $6k of loan paydown is wiped out by about $26k 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 40 days — a 3% lower offer ($829k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $554,331 (35.2% 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 40 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — 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. Schools are B-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.43%
• DSCR: 0.71
• GRM: 12.9

CMA / ARV

• ARV (median comp): $1,015,158
• List price: $855,000
• Delta: -15.78%
• 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
466 Jefferson Pl	0.28mi	5/2.0	1,413 (+2%)	3mo	$838,000	$593	80
314 Latham Rd	0.08mi	4/1.0 (-1)	1,430 (+4%)	9mo	$715,000	$500	74
73 Schumacher Dr	0.33mi	4/1.0 (-1)	1,280 (-7%)	1mo	$750,000	$586	63
400 Foch Blvd	0.24mi	4/1.0 (-1)	1,500 (+9%)	3mo	$990,000	$660	62
2 Yorkshire Rd	0.52mi	4/2.0 (-1)	1,336 (-3%)	6mo	$950,000	$711	61
347 Wellington Rd	0.39mi	4/1.5 (-1)	1,484 (+8%)	3mo	$845,000	$569	59
239 White Rd	0.26mi	4/2.0 (-1)	1,560 (+13%)	6mo	$779,000	$499	56
40 Irwin St	0.70mi	4/2.0 (-1)	1,443 (+5%)	6mo	$943,000	$653	50
246 Wellington Rd	0.47mi	4/2.5 (-1)	1,568 (+14%)	2mo	$910,000	$580	46
76 Thorens Ave	0.52mi	4/1.0 (-1)	1,249 (-9%)	9mo	$767,600	$615	44
42 Tottenham Pl	0.69mi	4/3.0 (-1)	1,274 (-8%)	7mo	$1,130,000	$887	41
62 12th Ave	0.69mi	4/1.0 (-1)	1,235 (-10%)	2mo	$650,000	$526	40

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 · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -25.5%
• Equity multiple: 0.12×
• Total profit: $-209,684
• Equity at exit: $127,483

10-year hold

• IRR: -17.1%
• Equity multiple: -0.01×
• Total profit: $-242,581
• Equity at exit: $73,925

Cash invested: $239,400 (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 11501

• Rents YoY: 4.9%
• Active inventory: 95
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $5,543 medium
• Mortgage (P&I): −$4,484
• Tax from tax record: −$823 /mo · $9,874/yr
• Insurance: −$356
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,164
• Net cashflow: $-1,284

Break-even live

Break-even rent $7,168

Max offer price $628,251

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: $213,750
• Closing costs: $25,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Millington Pl Mineola, NY	4.0	2.5	1590	$5,500	$3.46	1d	1	0.67mi
23 Center Dr New Hyde Park, NY	4.0	2.0	1500	$5,000	$3.33	43d	1	0.92mi
220 Pershing Pkwy Mineola, NY	4.0	2.0	1550	$4,750	$3.06	1d	1	1.33mi

Listing history 3 events

1. 2026-05-08
   status Pending 676-char remark

   Show marketing remark (676 chars)

   An Expanded Cape With Full Rear Dormer Offering Five Bedrooms And Two Full Baths. Centrally Located To Both NYU Langone And Northwell LIJ Hospital Systems, This Homes Proximity To The LIRR, Major Parkways, LIE And Bus Routes Make Commuting A Breeze. Featuring A Recently Updated Kitchen, New Windows, A Full Paver Driveway And Newer Roof, This Home Has Been Meticulously Maintained. Enjoy The Nearby Shopping And Restaurants, Beautiful Park Facilities, Library, Beaches And All That Mineola Village And Nassau County Have to Offer. A Full Basement, Oversized One Car Garage, Great Yard Space And Low Taxes Make For An Exceptional Opportunity. You Do Not Want To Miss This One!

2. 2026-03-30
   listed $855,000 Active 676-char remark

   Show marketing remark (676 chars)

   An Expanded Cape With Full Rear Dormer Offering Five Bedrooms And Two Full Baths. Centrally Located To Both NYU Langone And Northwell LIJ Hospital Systems, This Homes Proximity To The LIRR, Major Parkways, LIE And Bus Routes Make Commuting A Breeze. Featuring A Recently Updated Kitchen, New Windows, A Full Paver Driveway And Newer Roof, This Home Has Been Meticulously Maintained. Enjoy The Nearby Shopping And Restaurants, Beautiful Park Facilities, Library, Beaches And All That Mineola Village And Nassau County Have to Offer. A Full Basement, Oversized One Car Garage, Great Yard Space And Low Taxes Make For An Exceptional Opportunity. You Do Not Want To Miss This One!

3. 2026-03-24
   historical $855,000 676-char remark

   Show marketing remark (676 chars)

   An Expanded Cape With Full Rear Dormer Offering Five Bedrooms And Two Full Baths. Centrally Located To Both NYU Langone And Northwell LIJ Hospital Systems, This Homes Proximity To The LIRR, Major Parkways, LIE And Bus Routes Make Commuting A Breeze. Featuring A Recently Updated Kitchen, New Windows, A Full Paver Driveway And Newer Roof, This Home Has Been Meticulously Maintained. Enjoy The Nearby Shopping And Restaurants, Beautiful Park Facilities, Library, Beaches And All That Mineola Village And Nassau County Have to Offer. A Full Basement, Oversized One Car Garage, Great Yard Space And Low Taxes Make For An Exceptional Opportunity. You Do Not Want To Miss This One!

ⓘ 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: $9,874 · $823/mo
• Projected year-2 tax: $12,162 · $1,013/mo
• Expected delta: +$2,288/yr (+$191/mo · 23.2%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,520
• − Mortgage interest: −$47,893
• − Property taxes: −$9,874
• − Insurance: −$4,275
• − Repairs & maintenance: −$5,322
• − Management: −$5,322
• − Depreciation: −$24,873
• Taxable loss: −$31,038
• Est. tax savings @ 24.0%: +$7,449
• After-tax cash flow: $-7,954/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: Mineola Union Free School District
• NCES district ID: 3619500
• Math proficiency: 71% ▲ 5.00%
• Reading proficiency: 69% ▲ 8.00%
• Median HH income: $84,012
• Composite: 62.64/100
• National rank: #676
• State rank: #113 of 590 in NY

Livability — Mineola

• Score: 83/100
• State rank: #58
• US rank: #868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mineola, NY
• County: Nassau County · 653,051 people
• City population: 21,641
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,641
• Household income: $137,665
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 489.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 14% Two or more races 10% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Russian 6% Romanian 6% Scotch-Irish 2%
• Foreign-born: 29% · Canada, China, South Korea
• Languages at home: 62% English-only · Other Indo-European 12% Spanish 11% Chinese 5%

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: ▼ -600.19%
• Current HPI: 327.4674
• Rent YoY: ▲ 4.88%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Listed $855,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Coming Soon $855,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $9,874 · +0.3% YoY. Source: county tax records.