256 Curtis Ave · Carle Place, NY 11514

$679,777

4 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 15 Days on market

Built 1948 6,000 sqft lot $527/sqft · 25% below area Est $912k · 25% 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 +7.1/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this unique Expanded Cape single-family residence nestled in the heart of Carle Place, New York. Perfectly situated in the highly regarded Carle Place Union Free School District. People love the easy access to top-rated education just minutes away. Key features include:1st Floor Primary Bedroom with full bath downstairs, Partial attic for extra storage, Convenient driveway and garage parking, updated boiler, roof and electric service. Located in the desirable hamlet of Carle Place in the Town of North Hempstead, Nassau County, this home offers a quiet neighborhood vibe while being close to shopping, parks, and major parkways for an easy commute to Manhattan and beyond. Don't miss your chance to own this one-of-a-kind home in a prime location!

Key facts

• 6,000 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $680k.

Deal economics

• At list price, monthly cash flow is $-966 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $509k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $481k (29.2% below list).
• Recommended offer: $481k (29.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#52 in NY, #801 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: cost of living F.
• Carle Place Union Free School District (suburban): math 74% / reading 68% proficiency, ranked #99 of 590 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 15 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k of loan paydown is wiped out by about $20k 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 15 days — a 2% lower offer ($670k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $143k; list at $680k implies a 376% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 40% 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 $481,217 (29.2% 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. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.71% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.09%
• DSCR: 0.73
• GRM: 11.8

CMA / ARV

• ARV (median comp): $912,163
• List price: $679,777
• Delta: -25.48%
• 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
49 Atlantic Ave	0.14mi	3/1.0 (-1)	1,269 (-2%)	1mo	$715,000	$563	85
33 Cherry Ln	0.27mi	4/2.0	1,224 (-5%)	5mo	$714,000	$583	71
53 Atlantic Ave	0.14mi	3/1.0 (-1)	1,125 (-13%)	1mo	$635,000	$564	66
119 Broadmoor Ln	0.58mi	3/1.0 (-1)	1,330 (+3%)	6mo	$680,000	$511	58
294 Curtis Ave	0.11mi	5/4.0 (+1)	1,125 (-13%)	2mo	$1,600,000	$1,422	55
99 Roosevelt Ct	0.32mi	3/1.5 (-1)	1,409 (+9%)	9mo	$760,000	$539	55
262 Fairfield Ave	0.61mi	4/1.0	1,226 (-5%)	12mo	$615,000	$502	53
25 Winnie Ct	0.50mi	4/2.0	1,161 (-10%)	7mo	$860,000	$741	50
132 Gordon Ave	0.67mi	3/1.5 (-1)	1,200 (-7%)	6mo	$755,000	$629	45
223 Fairfield Ave	0.64mi	3/1.0 (-1)	1,398 (+8%)	14mo	$575,000	$411	39
268 Fairfield Ave	0.60mi	3/2.0 (-1)	1,146 (-11%)	7mo	$695,000	$606	39
215 Jerome Ave	0.68mi	3/1.0 (-1)	1,130 (-12%)	11mo	$688,000	$609	34

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: -26.7%
• Equity multiple: 0.10×
• Total profit: $-171,557
• Equity at exit: $101,357

10-year hold

• IRR: -24.1%
• Equity multiple: -0.20×
• Total profit: $-228,136
• Equity at exit: $58,775

Cash invested: $190,338 (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 11514

• Home prices YoY: -19.7%
• Active inventory: 15
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $4,812 high
• Mortgage (P&I): −$3,565
• Tax from tax record: −$919 /mo · $11,034/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,011
• Net cashflow: $-966

Break-even live

Break-even rent $6,035

Max offer price $509,144

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: $169,944
• Closing costs: $20,393
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Cherry Ln Carle Place, NY	4.0	2.0	1224	$4,800	$3.92	1d	1	0.29mi
191 Raff Ave Mineola, NY	3.0	2.0	1500	$4,500	$3.00	1d	1	0.94mi
220 Pershing Pkwy Mineola, NY	4.0	2.0	1550	$4,750	$3.06	1d	1	1.07mi
80 Old Country Rd Mineola, NY	3.0	2.0	1400	$3,200	$2.29	24d	1	1.09mi
1299 Corporate Dr Westbury, NY	1.0–3.0	1.0–2.0	1073	$5,167	$4.81	1d	1	1.10mi
50 Albertson Pl Mineola, NY	3.0	2.0	1525	$4,750	$3.11	1d	1	1.14mi
998 Stewart Ave Garden City, NY	1.0–3.0	1.0–2.0	1508	$6,000	$3.98	1d	1	1.19mi
367 Columbus Pkwy Mineola, NY	3.0	3.0	1611	$5,350	$3.32	43d	1	1.31mi
248 Fulton St Westbury, NY	4.0	2.5	1000	$5,000	$5.00	43d	1	1.40mi
159 Harrison Ave Unit C Mineola, NY	3.0	2.0	1820	$5,300	$2.91	2d	1	1.46mi

Listing history 5 events

1. 2026-05-14
   status Pending 762-char remark

   Show marketing remark (762 chars)

   Discover this unique Expanded Cape single-family residence nestled in the heart of Carle Place, New York. Perfectly situated in the highly regarded Carle Place Union Free School District. People love the easy access to top-rated education just minutes away. Key features include:1st Floor Primary Bedroom with full bath downstairs, Partial attic for extra storage, Convenient driveway and garage parking, updated boiler, roof and electric service. Located in the desirable hamlet of Carle Place in the Town of North Hempstead, Nassau County, this home offers a quiet neighborhood vibe while being close to shopping, parks, and major parkways for an easy commute to Manhattan and beyond. Don't miss your chance to own this one-of-a-kind home in a prime location!

2. 2026-05-07
   price $679,777 762-char remark

   Show marketing remark (762 chars)

   Discover this unique Expanded Cape single-family residence nestled in the heart of Carle Place, New York. Perfectly situated in the highly regarded Carle Place Union Free School District. People love the easy access to top-rated education just minutes away. Key features include:1st Floor Primary Bedroom with full bath downstairs, Partial attic for extra storage, Convenient driveway and garage parking, updated boiler, roof and electric service. Located in the desirable hamlet of Carle Place in the Town of North Hempstead, Nassau County, this home offers a quiet neighborhood vibe while being close to shopping, parks, and major parkways for an easy commute to Manhattan and beyond. Don't miss your chance to own this one-of-a-kind home in a prime location!

3. 2026-04-30
   listed $699,777 Active 762-char remark

   Show marketing remark (762 chars)

   Discover this unique Expanded Cape single-family residence nestled in the heart of Carle Place, New York. Perfectly situated in the highly regarded Carle Place Union Free School District. People love the easy access to top-rated education just minutes away. Key features include:1st Floor Primary Bedroom with full bath downstairs, Partial attic for extra storage, Convenient driveway and garage parking, updated boiler, roof and electric service. Located in the desirable hamlet of Carle Place in the Town of North Hempstead, Nassau County, this home offers a quiet neighborhood vibe while being close to shopping, parks, and major parkways for an easy commute to Manhattan and beyond. Don't miss your chance to own this one-of-a-kind home in a prime location!

4. 2026-04-20
   historical $699,777 762-char remark

   Show marketing remark (762 chars)

   Discover this unique Expanded Cape single-family residence nestled in the heart of Carle Place, New York. Perfectly situated in the highly regarded Carle Place Union Free School District. People love the easy access to top-rated education just minutes away. Key features include:1st Floor Primary Bedroom with full bath downstairs, Partial attic for extra storage, Convenient driveway and garage parking, updated boiler, roof and electric service. Located in the desirable hamlet of Carle Place in the Town of North Hempstead, Nassau County, this home offers a quiet neighborhood vibe while being close to shopping, parks, and major parkways for an easy commute to Manhattan and beyond. Don't miss your chance to own this one-of-a-kind home in a prime location!

5. 2000-09-01
   soldstatus $142,870

ⓘ 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: $11,034 · $919/mo
• Projected year-2 tax: $11,261 · $938/mo
• Expected delta: +$227/yr (+$19/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) · 22% 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 40% 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: $57,746
• − Mortgage interest: −$38,078
• − Property taxes: −$11,034
• − Insurance: −$3,399
• − Repairs & maintenance: −$4,620
• − Management: −$4,620
• − Depreciation: −$19,775
• Taxable loss: −$23,779
• Est. tax savings @ 24.0%: +$5,707
• After-tax cash flow: $-5,884/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: Carle Place Union Free School District
• NCES district ID: 3606540
• Math proficiency: 74% ▼ -2.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $93,519
• Composite: 64.39/100
• National rank: #546
• State rank: #99 of 590 in NY

Livability — Carle Place

• Score: 84/100
• State rank: #52
• US rank: #801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carle Place, NY
• City population: 4,421
• Population (ZIP): 4,421

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 (68%)
• Race & ethnicity: White 68% Asian 13% Hispanic / Latino 12% Two or more races 6% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 2% Russian 2% Slovak 1%
• Foreign-born: 24% · Canada, Jamaica, South Korea
• Languages at home: 60% English-only · Other Indo-European 14% Spanish 14% Russian/Polish/Slavic 4%

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: ▼ -78.88%
• Current HPI: 321.7934
• 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

+375.8% since first listed

5 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $679,777 OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $699,777 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $699,777 OneKey® MLS as Distributed by MLS Grid
• 2000-09-01 Sold (Public Records) $142,870 Public Records

Property tax history

+3.9%/yr

Latest (2024): $11,034 · +0.1% YoY. Source: county tax records.