721 Martin Dr · Uniondale, NY 11553

$519,999

4 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 140 Days on market

Built 1949 5,000 sqft lot Est $698k · 25% under ↓ 2% since listing

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Why this score? — see what drove the C- 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 +13.0/30.0
• Schools +5.8/10.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home sweet home! This cape style property features 4 bedroom, 1 full bath. Convenience of making your master bedroom on the 1st floor or the 2nd floor. Large backyard. Hardwood floors throughout. Conveniently near all: school, southern state parkway, shopping, and bus lines. Needs TLC, Additional information: Appearance:Good

Key facts

• 5,000 sq ft lot
• Built 1949
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $520k.

Deal economics

• At list price, monthly cash flow is $-30 ($-362/yr) — negative.
• To cash-flow at today's rent, offer at most $515k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $461k (11.4% below list).
• Recommended offer: $458k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.0% in Uniondale — 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 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.
• Zoned schools: Smith Street Elementary School (math 50% / reading 50%, grade D, #1,085 of 2,108 statewide, top 56%, 408 students, 62% FRL); Turtle Hook Middle School (math 24% / reading 54%, grade F, #418 of 729 statewide, top 59%, 669 students, 66% FRL); Uniondale High School (math 83% / reading 90%, grade A, #336 of 1,100 statewide, top 31%, 2,080 students, 62% FRL).
• Market conditions: 55 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $4,609/mo this rent would consume 46% of the median local household income ($121k/yr) (locally 673% 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 $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

• It's been on market 140 days — a 12% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $457,599 (12.0% 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 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — 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. 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: 0.89% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $697,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 Winthrop Dr	0.17mi	3/1.0 (-1)	1,201 (-2%)	5mo	$520,000	$433	80
540 Mitchell St	0.27mi	3/2.0 (-1)	1,184 (-3%)	3mo	$678,000	$573	70
852 Smith St	0.34mi	4/2.0	1,127 (-8%)	6mo	$720,000	$639	62
537 Sterling St	0.55mi	4/1.0	1,285 (+5%)	8mo	$708,000	$551	59
84 E Greenwich Ave	0.67mi	4/2.0	1,176 (-4%)	3mo	$670,000	$570	55
519 Chester St	0.58mi	4/1.5	1,315 (+7%)	5mo	$640,000	$487	54
64 Conlon Rd	0.46mi	3/1.5 (-1)	1,330 (+9%)	4mo	$655,000	$492	53
185 Grenada Ave	0.40mi	3/1.0 (-1)	1,075 (-12%)	4mo	$549,000	$511	53
546 Clark Pl	0.72mi	4/2.0	1,153 (-6%)	2mo	$570,000	$494	51
761 Barkley Ave	0.73mi	3/3.0 (-1)	1,200 (-2%)	6mo	$870,000	$725	45
727 Windsor Rd	0.57mi	3/2.0 (-1)	1,092 (-11%)	6mo	$685,000	$627	42
1390 Wilson Rd	0.70mi	3/2.5 (-1)	1,122 (-8%)	6mo	$829,000	$739	38

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-86,069
• Equity at exit: $77,534

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-76,948
• Equity at exit: $44,960

Cash invested: $145,600 (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: 55
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $4,609 high
• Mortgage (P&I): −$2,727
• Tax from tax record: −$728 /mo · $8,732/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$968
• Net cashflow: $-30

Break-even live

Break-even rent $4,647

Max offer price $514,663

Occupancy floor 96%

Sensitivity live

Price	-10% $264	-5% $117	+0% $-30	+5% $-177	+10% $-325
Rent	-10% $-394	-5% $-212	+0% $-30	+5% $152	+10% $334
Rate	-1.0pp $232	-0.5pp $102	base $-30	+0.5pp $-165	+1.0pp $-302

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 Winthrop Dr Uniondale, NY	3.0	3.0	1300	$4,900	$3.77	0d	1	0.18mi
529 Maple Ave Unit Second Floor Uniondale, NY	3.0	2.0	1240	$3,750	$3.02	26d	1	0.87mi
965 Merrick Ave Unit 1st floor Merrick, NY	3.0	1.0	1200	$4,200	$3.50	4d	1	0.89mi
402 Leslie Ln Uniondale, NY	3.0	2.0	1206	$4,800	$3.98	0d	1	1.06mi
402 Leslie Ln Uniondale, NY	3.0	2.0	1208	$4,800	$3.97	45d	1	1.06mi
523 Hawthorne Ave Uniondale, NY	3.0	1.0	1328	$3,300	$2.48	26d	1	1.11mi
1526 Rhode Ave Merrick, NY	4.0	2.0	1344	$5,100	$3.79	0d	1	1.23mi
21 W Centennial Ave Roosevelt, NY	3.0	2.0	1176	$3,600	$3.06	21d	1	1.26mi
533 Greenwich St Unit 1D Hempstead, NY	3.0	2.0	1103	$4,000	$3.63	45d	1	1.32mi

Listing history 9 events

1. 2023-10-13
   status Pending
2. 2023-07-24
   price $519,999
3. 2023-05-27
   status Active
4. 2023-05-27
   status Active
5. 2023-05-06
   status Active
6. 2023-03-01
   status Active
7. 2023-01-14
   listed $529,999 Active
8. 2023-01-08
   historical
9. 2023-01-07
   listed $529,999 Active

ⓘ 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: $8,732 · $728/mo
• Projected year-2 tax: $8,760 · $730/mo
• Expected delta: +$28/yr (+$2/mo · 0.3%)

ⓘ 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 53% 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: $55,307
• − Mortgage interest: −$29,128
• − Property taxes: −$8,732
• − Insurance: −$2,600
• − Repairs & maintenance: −$4,425
• − Management: −$4,425
• − Depreciation: −$15,127
• Taxable loss: −$9,129
• Est. tax savings @ 24.0%: +$2,191
• After-tax cash flow: $1,829/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

-1.9% since first listed

9 events — show timeline

• 2023-10-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-07-24 Price Changed $519,999 OneKey® MLS as Distributed by MLS Grid
• 2023-05-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-05-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-05-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-03-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-01-14 Listed $529,999 OneKey® MLS as Distributed by MLS Grid
• 2023-01-08 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2023-01-07 Listed $529,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $8,732 · +5.8% YoY. Source: county tax records.