644 Broadway Rd · Bethpage, NY 11714

$1,099,888

4 bd · 3.0 ba · 2,430 sqft · MultiFamily public records · 41 Days on market

Built 1958 10,650 sqft lot $453/sqft · 20% below area Est $1374k · 20% under

---

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 +7.9/30.0
• Schools +7.2/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to this move-in-ready legal 2-family residence in Bethpage. Nestled on a manicured lot with impressive curb appeal and a spacious, flexible layout ideal for multi-generational living or those seeking a dedicated guest suite. The main level features a bright, open-concept living and dining area with gleaming hardwood floors and large windows that flood the space with natural light. Well-appointed 3 bedrooms with ample closet space and 1 full bath. The primary kitchen features warm wood cabinetry and sleek stainless steel appliances. A spacious 2 Bedrooms and 1 Bath on the 2nd level with a kitchen that provides incredible utility for hosting or extended family needs. The finished lower level includes a secondary living area, full bathroom, and private entrance—perfect for a home office or recreation room. Step outside to a private, fenced-in backyard featuring a lush green lawn and an expansive wooden deck, perfect for summer BBQs and outdoor entertaining. Includes a long private driveway leading to a covered carport and a detached storage shed. This home’s unique "dual-living" configuration is a rare find, as it is a 2 legal property, offering the flexibility to adapt to your lifestyle needs.

Key facts

• Large windows
• Wood cabinetry
• Open-concept living

Tags

• MANICURED LOT
• OPEN-CONCEPT LIVING
• HARDWOOD FLOORS
• LARGE WINDOWS
• WOOD CABINETRY
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative. Per door: $-578/mo.
• To cash-flow at today's rent, offer at most $896k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $822k (25.3% below list).
• Recommended offer: $822k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Charles Campagne School (math 77% / reading 82%, grade A, #188 of 2,108 statewide, top 11%, 402 students, 20% 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: 113 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k of loan paydown is wiped out by about $33k 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 41 days — a 3% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $644k; list at $1.10M implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $821,700 (25.3% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $1,374,158
• List price: $1,099,888
• Delta: -19.96%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-251,710
• Equity at exit: $163,997

10-year hold

• IRR: -19.0%
• Equity multiple: -0.02×
• Total profit: $-313,379
• Equity at exit: $95,098

Cash invested: $307,969 (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 11714

• Active inventory: 113
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $8,217 medium
• Mortgage (P&I): −$5,768
• Tax from tax record: −$1,421 /mo · $17,056/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,726
• Net cashflow: $-1,156

Break-even live

Break-even rent $9,680

Max offer price $895,656

Occupancy floor —

Sensitivity live

Price	-10% $-533	-5% $-845	+0% $-1,156	+5% $-1,467	+10% $-1,779
Rent	-10% $-1,805	-5% $-1,481	+0% $-1,156	+5% $-832	+10% $-507
Rate	-1.0pp $-602	-0.5pp $-876	base $-1,156	+0.5pp $-1,441	+1.0pp $-1,731

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$8,216
Total (2 units)			$8,217

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: $274,972
• Closing costs: $32,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 N 4th St Bethpage, NY	5.0	2.0	1872	$5,200	$2.78	0d	1	0.44mi
11 Halcourt Dr Plainview, NY	3.0	2.0	1608	$1,550	$0.96	15d	1	0.88mi
539 Central Ave Bethpage, NY	3.0	1.0	2084	$3,500	$1.68	45d	1	1.29mi
6 Patricia St Plainview, NY	5.0	3.0	2500	$5,900	$2.36	45d	1	1.49mi

Listing history 9 events

1. 2026-05-14
   status Pending 1240-char remark

   Show marketing remark (1240 chars)

   Welcome to this move-in-ready legal 2-family residence in Bethpage. Nestled on a manicured lot with impressive curb appeal and a spacious, flexible layout ideal for multi-generational living or those seeking a dedicated guest suite. The main level features a bright, open-concept living and dining area with gleaming hardwood floors and large windows that flood the space with natural light. Well-appointed 3 bedrooms with ample closet space and 1 full bath. The primary kitchen features warm wood cabinetry and sleek stainless steel appliances. A spacious 2 Bedrooms and 1 Bath on the 2nd level with a kitchen that provides incredible utility for hosting or extended family needs. The finished lower level includes a secondary living area, full bathroom, and private entrance—perfect for a home office or recreation room. Step outside to a private, fenced-in backyard featuring a lush green lawn and an expansive wooden deck, perfect for summer BBQs and outdoor entertaining. Includes a long private driveway leading to a covered carport and a detached storage shed. This home’s unique "dual-living" configuration is a rare find, as it is a 2 legal property, offering the flexibility to adapt to your lifestyle needs.

2. 2026-04-03
   listed $1,099,888 Active 1240-char remark

   Show marketing remark (1240 chars)

   Welcome to this move-in-ready legal 2-family residence in Bethpage. Nestled on a manicured lot with impressive curb appeal and a spacious, flexible layout ideal for multi-generational living or those seeking a dedicated guest suite. The main level features a bright, open-concept living and dining area with gleaming hardwood floors and large windows that flood the space with natural light. Well-appointed 3 bedrooms with ample closet space and 1 full bath. The primary kitchen features warm wood cabinetry and sleek stainless steel appliances. A spacious 2 Bedrooms and 1 Bath on the 2nd level with a kitchen that provides incredible utility for hosting or extended family needs. The finished lower level includes a secondary living area, full bathroom, and private entrance—perfect for a home office or recreation room. Step outside to a private, fenced-in backyard featuring a lush green lawn and an expansive wooden deck, perfect for summer BBQs and outdoor entertaining. Includes a long private driveway leading to a covered carport and a detached storage shed. This home’s unique "dual-living" configuration is a rare find, as it is a 2 legal property, offering the flexibility to adapt to your lifestyle needs.

3. 2017-04-03
   soldstatus $644,000
4. 2017-02-28
   soldstatus $662,000 431-char remark

   Show marketing remark (431 chars)

   Custom Built Legal 2 Family-Was 3 Over 3 Now 2 Over 3 Both With Fdr & Eik-All Large Rooms-Ml New Kitchen-Crown Moldings-New Bath-Hw Floors-Full Finished Basement With 2 Ose & Entertainment Center-10 Yrs Young Furnace Oil & Gas In House-Deck-Covered Patio/Carport-2 Driveways For 5 Cars-Updated Roof-Windows-Siding-All New Appliances-Walk To All, Additional information: Appearance:Excellent,Separate Hotwater Heater:Yes

5. 2017-02-28
   soldstatus $662,000 Closed

   Show marketing remark (431 chars)

   Custom Built Legal 2 Family-Was 3 Over 3 Now 2 Over 3 Both With Fdr & Eik-All Large Rooms-Ml New Kitchen-Crown Moldings-New Bath-Hw Floors-Full Finished Basement With 2 Ose & Entertainment Center-10 Yrs Young Furnace Oil & Gas In House-Deck-Covered Patio/Carport-2 Driveways For 5 Cars-Updated Roof-Windows-Siding-All New Appliances-Walk To All, Additional information: Appearance:Excellent,Separate Hotwater Heater:Yes

6. 2016-12-08
   status Under Contract
7. 2016-12-01
   listed $699,999 New

   Show marketing remark (431 chars)

   Custom Built Legal 2 Family-Was 3 Over 3 Now 2 Over 3 Both With Fdr & Eik-All Large Rooms-Ml New Kitchen-Crown Moldings-New Bath-Hw Floors-Full Finished Basement With 2 Ose & Entertainment Center-10 Yrs Young Furnace Oil & Gas In House-Deck-Covered Patio/Carport-2 Driveways For 5 Cars-Updated Roof-Windows-Siding-All New Appliances-Walk To All, Additional information: Appearance:Excellent,Separate Hotwater Heater:Yes

8. 2016-12-01
   listed $699,999 431-char remark

   Show marketing remark (431 chars)

   Custom Built Legal 2 Family-Was 3 Over 3 Now 2 Over 3 Both With Fdr & Eik-All Large Rooms-Ml New Kitchen-Crown Moldings-New Bath-Hw Floors-Full Finished Basement With 2 Ose & Entertainment Center-10 Yrs Young Furnace Oil & Gas In House-Deck-Covered Patio/Carport-2 Driveways For 5 Cars-Updated Roof-Windows-Siding-All New Appliances-Walk To All, Additional information: Appearance:Excellent,Separate Hotwater Heater:Yes

9. 1983-08-01
   soldstatus $117,000

ⓘ 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: $17,056 · $1,421/mo
• Projected year-2 tax: $17,822 · $1,485/mo
• Expected delta: +$766/yr (+$64/mo · 4.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $98,604
• − Mortgage interest: −$61,611
• − Property taxes: −$17,056
• − Insurance: −$5,499
• − Repairs & maintenance: −$7,888
• − Management: −$7,888
• − Depreciation: −$31,997
• Taxable loss: −$33,336
• Est. tax savings @ 24.0%: +$8,001
• After-tax cash flow: $-5,873/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
• City population: 22,475
• Population (ZIP): 22,475

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 (69%)
• Race & ethnicity: White 69% Asian 14% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 76% English-only · Other Indo-European 13% Spanish 6% Chinese 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: ▼ -803.80%
• Current HPI: 311.8915
• Rent YoY: —
• Metro: —
• 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

+840.1% since first listed

9 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Listed $1,099,888 OneKey® MLS as Distributed by MLS Grid
• 2017-04-03 Sold (Public Records) $644,000 Public Records
• 2017-02-28 Sold (MLS) $662,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-28 Sold (MLS) $662,000 MLSLI
• 2016-12-08 Pending — MLSLI
• 2016-12-01 Listed $699,999 MLSLI
• 2016-12-01 Listed $699,999 OneKey® MLS as Distributed by MLS Grid
• 1983-08-01 Sold (Public Records) $117,000 Public Records

Property tax history

+3.8%/yr

Latest (2024): $17,056 · +2.3% YoY. Source: county tax records.