1074 Harrison St · Uniondale, NY 11553

$575,000

4 bd · 2.0 ba · 1,194 sqft · SingleFamily public records · 116 Days on market

Built 1959 4,000 sqft lot $482/sqft · 21% below area Est $729k · 21% 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 +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1074 Harrison street is a solidly built 4-bedroom, 2-bathroom home offering great bones and endless potential. Features a spacious living room ideal for gatherings, providing a perfect canvas for your personal updates and design vision. Features a full finished basement for extra living space with outside entrance. Set on a quiet dead-end street, this property delivers a rare blend of peace and convenience, just moments from shopping, dining, and major highways. A wonderful opportunity to customize and add value. Imagine all of the possibilities that this property offers!

Key facts

• Outside entrance
• Spacious living room
• 4,000 sq ft lot

Tags

• FULL FINISHED BASEMENT
• QUIET DEAD-END STREET
• OUTSIDE ENTRANCE
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-748 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $443k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $416k (27.7% below list).
• Recommended offer: $416k (27.7% below list) — sets the bar for 1% rule.

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.
• Market conditions: 54 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• This rent runs 41% of the median local income ($121k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 116 days — a 9% lower offer ($523k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $436k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $415,766 (27.7% 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 116 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.72% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 11.5

CMA / ARV

• ARV (median comp): $729,062
• List price: $575,000
• Delta: -21.13%
• 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
1000 Cleveland St	0.20mi	4/2.0	1,253 (+5%)	5mo	$731,000	$583	79
84 E Greenwich Ave	0.50mi	4/2.0	1,176 (-2%)	3mo	$670,000	$570	72
1040 Brookside Ave	0.19mi	3/2.0 (-1)	1,100 (-8%)	5mo	$694,000	$631	69
172 Argyle Ave	0.59mi	3/2.0 (-1)	1,152 (-4%)	0mo	$590,000	$512	61
831 Dean Dr	0.61mi	3/2.0 (-1)	1,147 (-4%)	1mo	$690,000	$602	59
82 E Clinton Ave	0.66mi	3/2.0 (-1)	1,204 (+1%)	4mo	$588,000	$488	59
10 Downs Rd	0.71mi	4/1.0	1,190 (-0%)	5mo	$575,000	$483	58
48 Cliff Ave	0.55mi	4/1.0	1,289 (+8%)	2mo	$454,000	$352	55
95 Harold Ave	0.61mi	3/2.0 (-1)	1,116 (-6%)	3mo	$709,480	$636	53
34 Heath Pl	0.68mi	4/2.0	1,294 (+8%)	2mo	$640,000	$495	52
35 William St	0.73mi	4/2.0	1,330 (+11%)	1mo	$602,000	$453	47
293 Pennsylvania Ave	0.52mi	3/2.0 (-1)	1,050 (-12%)	5mo	$640,000	$610	46

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-140,685
• Equity at exit: $85,734

10-year hold

• IRR: -22.3%
• Equity multiple: -0.14×
• Total profit: $-183,410
• Equity at exit: $49,715

Cash invested: $161,000 (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: 54
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $4,158 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$777 /mo · $9,325/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $-748

Break-even live

Break-even rent $5,104

Max offer price $442,950

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	44d	1	0.66mi
21 W Centennial Ave Roosevelt, NY	3.0	2.0	1176	$3,600	$3.06	19d	1	0.97mi
523 Hawthorne Ave Uniondale, NY	3.0	1.0	1328	$3,300	$2.48	24d	1	1.02mi
529 Maple Ave Unit Second Floor Uniondale, NY	3.0	2.0	1240	$3,750	$3.02	24d	1	1.02mi
650 Winthrop Dr Uniondale, NY	3.0	3.0	1300	$4,900	$3.77	1d	1	1.18mi
12 Elm Ave Unit 1 Hempstead, NY	3.0	1.0	970	$3,500	$3.61	19d	1	1.45mi

Listing history 9 events

1. 2026-05-16
   status Pending 579-char remark

   Show marketing remark (579 chars)

   1074 Harrison street is a solidly built 4-bedroom, 2-bathroom home offering great bones and endless potential. Features a spacious living room ideal for gatherings, providing a perfect canvas for your personal updates and design vision. Features a full finished basement for extra living space with outside entrance. Set on a quiet dead-end street, this property delivers a rare blend of peace and convenience, just moments from shopping, dining, and major highways. A wonderful opportunity to customize and add value. Imagine all of the possibilities that this property offers!

2. 2026-04-30
   status Active 579-char remark

   Show marketing remark (579 chars)

   1074 Harrison street is a solidly built 4-bedroom, 2-bathroom home offering great bones and endless potential. Features a spacious living room ideal for gatherings, providing a perfect canvas for your personal updates and design vision. Features a full finished basement for extra living space with outside entrance. Set on a quiet dead-end street, this property delivers a rare blend of peace and convenience, just moments from shopping, dining, and major highways. A wonderful opportunity to customize and add value. Imagine all of the possibilities that this property offers!

3. 2026-03-16
   price $575,000 579-char remark

   Show marketing remark (579 chars)

   1074 Harrison street is a solidly built 4-bedroom, 2-bathroom home offering great bones and endless potential. Features a spacious living room ideal for gatherings, providing a perfect canvas for your personal updates and design vision. Features a full finished basement for extra living space with outside entrance. Set on a quiet dead-end street, this property delivers a rare blend of peace and convenience, just moments from shopping, dining, and major highways. A wonderful opportunity to customize and add value. Imagine all of the possibilities that this property offers!

4. 2025-12-02
   listed $549,000 Active 579-char remark

   Show marketing remark (579 chars)

   1074 Harrison street is a solidly built 4-bedroom, 2-bathroom home offering great bones and endless potential. Features a spacious living room ideal for gatherings, providing a perfect canvas for your personal updates and design vision. Features a full finished basement for extra living space with outside entrance. Set on a quiet dead-end street, this property delivers a rare blend of peace and convenience, just moments from shopping, dining, and major highways. A wonderful opportunity to customize and add value. Imagine all of the possibilities that this property offers!

5. 2006-08-17
   soldstatus $436,000
6. 2006-08-17
   soldstatus $436,000
7. 2006-03-20
   soldstatus $350,000
8. 1998-09-02
   soldstatus $148,500
9. 1998-01-29
   soldstatus $90,000

ⓘ 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: $9,325 · $777/mo
• Projected year-2 tax: $9,521 · $793/mo
• Expected delta: +$196/yr (+$16/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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 58% 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: $49,892
• − Mortgage interest: −$32,209
• − Property taxes: −$9,325
• − Insurance: −$2,875
• − Repairs & maintenance: −$3,991
• − Management: −$3,991
• − Depreciation: −$16,727
• Taxable loss: −$19,227
• Est. tax savings @ 24.0%: +$4,615
• After-tax cash flow: $-4,356/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

+538.9% since first listed

9 events — show timeline

• 2026-05-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2006-08-17 Sold (Public Records) $436,000 Public Records
• 2006-08-17 Sold (Public Records) $436,000 Public Records
• 2006-03-20 Sold (Public Records) $350,000 Public Records
• 1998-09-02 Sold (Public Records) $148,500 Public Records
• 1998-01-29 Sold (Public Records) $90,000 Public Records

Property tax history

+2.3%/yr

Latest (2024): $9,325 · +2.2% YoY. Source: county tax records.