11 Hewitt St · Hicksville, NY 11801

$629,999

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 48 Days on market

Built 1953 5,900 sqft lot $593/sqft · 19% below area Est $776k · 19% 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 +9.4/30.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming ranch in the heart of Hicksville, ideally situated on a quiet street near a cul-de-sac. This 3-bedroom, 1-bath home offers a bright, functional layout with hardwood floors, an eat-in kitchen, and convenient single-level living. Set on a 5,900 sq ft lot, the property features a private driveway, garage, and ample parking, along with a spacious yard perfect for entertaining or future expansion. Ideally located minutes from the LIRR, shopping, dining, and major roadways. Located within the Hicksville School District—perfect for commuters, first-time buyers, or investors alike.

Key facts

• Spacious yard
• Minutes from lirr
• Private driveway

Tags

• PRIVATE DRIVEWAY
• SPACIOUS YARD
• EAT-IN KITCHEN
• SINGLE-LEVEL LIVING
• NEAR CUL-DE-SAC
• MINUTES FROM LIRR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $630k.

Deal economics

• At list price, monthly cash flow is $-452 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $550k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $434k (31.1% below list).
• Recommended offer: $434k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.4% in Hicksville — 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 85/100 on livability (#31 in NY, #526 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Hicksville Union Free School District (suburban): math 55% / reading 62% proficiency, ranked #200 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Old Country Road School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 363 students, 68% FRL); Hicksville Middle School (math 39% / reading 61%, grade C, #261 of 729 statewide, top 36%, 1,185 students, 52% FRL); Hicksville High School (math 76% / reading 77%, grade A-, #612 of 1,100 statewide, top 56%, 1,852 students, 49% FRL) — zoned schools average 57% FRL vs 24% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 189 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 36% of the median local income ($146k/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 $19k 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 48 days — a 3% lower offer ($611k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $630k implies a 1204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $433,780 (31.1% 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 48 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — 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 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?
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: 0.69% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 12.1

CMA / ARV

• ARV (median comp): $776,125
• List price: $629,999
• Delta: -18.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Kingston Ave	0.26mi	3/2.0	1,075 (+1%)	10mo	$720,000	$670	73
216 W Marie St	0.35mi	3/1.0	1,047 (-1%)	12mo	$610,000	$583	71
157 3rd St	0.65mi	3/1.0	1,079 (+2%)	0mo	$663,000	$614	66
24 Bobwhite Ln	0.35mi	3/2.0	1,120 (+6%)	13mo	$665,000	$594	59
60 Underhill Ave	0.19mi	4/3.0 (+1)	1,176 (+11%)	5mo	$715,000	$608	56
19 Dakota St	0.70mi	3/1.0	960 (-10%)	4mo	$620,000	$646	48
47 Malone St	0.46mi	4/1.0 (+1)	1,200 (+13%)	8mo	$649,000	$541	46
35 Myers Ave	0.65mi	3/2.0	930 (-12%)	5mo	$685,000	$737	40
39 Beacon Ln	0.71mi	4/3.0 (+1)	1,200 (+13%)	2mo	$610,000	$508	31
11 Ball Park Ln	0.63mi	4/2.0 (+1)	1,200 (+13%)	22mo	$600,000	$500	21

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-129,453
• Equity at exit: $93,935

10-year hold

• IRR: -13.9%
• Equity multiple: 0.18×
• Total profit: $-143,850
• Equity at exit: $54,471

Cash invested: $176,400 (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 11801

• Rents YoY: 3.4%
• Active inventory: 189
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $4,338 high
• Mortgage (P&I): −$3,304
• Tax from tax record: −$313 /mo · $3,754/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$911
• Net cashflow: $-452

Break-even live

Break-even rent $4,910

Max offer price $550,106

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-274	+0% $-452	+5% $-631	+10% $-809
Rent	-10% $-795	-5% $-624	+0% $-452	+5% $-281	+10% $-110
Rate	-1.0pp $-135	-0.5pp $-292	base $-452	+0.5pp $-616	+1.0pp $-782

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: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Clarissa Dr Hicksville, NY	4.0	2.0	1098	$4,500	$4.10	21d	1	0.24mi
55 Acre Ln Hicksville, NY	4.0	2.0	1114	$4,595	$4.12	0d	1	0.42mi
55 Acre Ln Hicksville, NY	4.0	2.0	1114	$4,595	$4.12	13d	1	0.42mi
116 West Ave Hicksville, NY	4.0	2.5	1337	$4,700	$3.52	0d	1	0.42mi
64 Arrow Ln Hicksville, NY	4.0	2.0	1422	$4,950	$3.48	0d	1	0.58mi
37 Winter Ln Hicksville, NY	4.0	2.0	1340	$4,500	$3.36	46d	1	0.92mi
7 Foran Pl Hicksville, NY	2.0	1.0	767	$3,600	$4.69	26d	1	1.00mi
83 Kraemer St Unit 1 Hicksville, NY	2.0	2.0	1400	$3,170	$2.26	45d	1	1.07mi
10 Harrison Ave Hicksville, NY	2.0	1.0	1200	$3,600	$3.00	45d	1	1.12mi
16 Roosevelt Ave #14 Hicksville, NY	3.0	1.5	1400	$5,500	$3.93	0d	1	1.12mi
9 Harrison Ave Hicksville, NY	3.0	2.0	1218	$4,000	$3.28	45d	1	1.13mi
290 N Broadway Hicksville, NY	1.0–2.0	1.0	634	$3,470	$5.47	0d	33	1.32mi
865 Grand Blvd Westbury, NY	4.0	2.0	1311	$4,800	$3.66	14d	1	1.33mi
68 Summer Ln Hicksville, NY	4.0	1.5	1236	$4,700	$3.80	0d	1	1.39mi
68 Summer Ln Hicksville, NY	4.0	1.5	1236	$4,750	$3.84	22d	1	1.39mi
68 Summer Ln Hicksville, NY	4.0	1.5	1236	$4,700	$3.80	8d	1	1.39mi
21 Twinlawns Ave Hicksville, NY	3.0	1.0	973	$3,500	$3.60	45d	1	1.39mi

Listing history 9 events

1. 2026-06-07
   status $629,999 Pending 48 DOM
2. 2026-06-04
   days on market $629,999 Active 48 DOM
3. 2026-06-03
   days on market $629,999 Active 47 DOM
4. 2026-06-02
   days on market $629,999 Active 46 DOM
5. 2026-06-01
   days on market $629,999 Active 45 DOM
6. 2026-05-31
   days on market $629,999 Active 44 DOM
7. 2026-04-14
   listed $629,999 Active 611-char remark

   Show marketing remark (611 chars)

   Welcome to this charming ranch in the heart of Hicksville, ideally situated on a quiet street near a cul-de-sac. This 3-bedroom, 1-bath home offers a bright, functional layout with hardwood floors, an eat-in kitchen, and convenient single-level living. Set on a 5,900 sq ft lot, the property features a private driveway, garage, and ample parking, along with a spacious yard perfect for entertaining or future expansion. Ideally located minutes from the LIRR, shopping, dining, and major roadways. Located within the Hicksville School District—perfect for commuters, first-time buyers, or investors alike.

8. 1980-07-01
   soldstatus $48,313
9. 1977-12-01
   soldstatus $36,000

ⓘ 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: $3,754 · $313/mo
• Projected year-2 tax: $7,201 · $600/mo
• Expected delta: +$3,446/yr (+$287/mo · 91.8%)

ⓘ 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 50% 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: $52,054
• − Mortgage interest: −$35,290
• − Property taxes: −$3,754
• − Insurance: −$3,150
• − Repairs & maintenance: −$4,164
• − Management: −$4,164
• − Depreciation: −$18,327
• Taxable loss: −$16,796
• Est. tax savings @ 24.0%: +$4,031
• After-tax cash flow: $-1,396/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: Hicksville Union Free School District
• NCES district ID: 3614340
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 62% ▲ 2.00%
• Median HH income: $91,592
• Composite: 53.79/100
• National rank: #1417
• State rank: #200 of 590 in NY

Livability — Hicksville

• Score: 85/100
• State rank: #31
• US rank: #526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hicksville, NY
• County: Nassau County · 653,051 people
• City population: 41,585
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 41,585
• Household income: $145,788
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 398.0

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 0.69)
• Race & ethnicity: White 41% Asian 32% Hispanic / Latino 20% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 34% · Canada, China, Jamaica
• Languages at home: 53% English-only · Other Indo-European 24% Spanish 14% Chinese 3%

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: ▼ -773.32%
• Current HPI: 321.0586
• Rent YoY: ▲ 3.38%
• 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

+1650.0% since first listed

3 events — show timeline

• 2026-04-14 Listed $629,999 OneKey® MLS as Distributed by MLS Grid
• 1980-07-01 Sold (Public Records) $48,313 Public Records
• 1977-12-01 Sold (Public Records) $36,000 Public Records

Property tax history

-2.4%/yr

Latest (2024): $3,754 · +2.0% YoY. Source: county tax records.