24 Linden Blvd · Hicksville, NY 11801

$649,000

4 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 17 Days on market

Built 1950 6,386 sqft lot $537/sqft · 18% below area Est $791k · 18% 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 +8.7/30.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming Cape Cod-style home nestled on a picturesque, tree-lined street in Hicksville. Offering four spacious bedrooms and one full bath, this home is full of potential and ready for its next chapter. The property features gas heating for efficient comfort, a full unfinished basement with laundry and ample storage space, and a one-car garage for added convenience. With its classic layout and inviting setting, this home is the perfect opportunity for a new homeowner to bring their vision to life and make it their own.

Key facts

• 6,386 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $649k.

Deal economics

• At list price, monthly cash flow is $-543 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $553k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $465k (28.4% below list).
• Recommended offer: $465k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Lee Avenue School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 468 students, 50% 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 51% FRL vs 24% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 189 active listings in the ZIP; 11 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).
• This rent runs 38% 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 17 days — a 2% lower offer ($639k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $464,501 (28.4% 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 1950 — 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: 0.72% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 11.6

CMA / ARV

• ARV (median comp): $791,455
• List price: $649,000
• Delta: -18.00%
• 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
24 Linden Blvd	0.00mi	4/1.0	1,209 (0%)	1mo	$657,000	$543	100
8 Garden Blvd	0.14mi	4/1.0	1,238 (+2%)	1mo	$760,000	$614	88
146 Cottage Blvd	0.23mi	4/2.0	1,224 (+1%)	5mo	$740,000	$605	79
5 Preston Ln	0.53mi	4/1.0	1,194 (-1%)	4mo	$672,590	$563	70
131 Lee Ave	0.10mi	3/2.0 (-1)	1,080 (-11%)	6mo	$735,000	$681	64
68 Summer Ln	0.70mi	4/1.0	1,236 (+2%)	1mo	$735,000	$595	62
48 Elliot Dr	0.62mi	3/2.0 (-1)	1,230 (+2%)	4mo	$750,000	$610	56
64 Dean St	0.32mi	3/2.0 (-1)	1,360 (+12%)	2mo	$759,000	$558	53
16 Cloister Ln	0.65mi	4/1.0	1,098 (-9%)	1mo	$590,000	$537	53
233 Lee Ave	0.51mi	3/1.0 (-1)	1,098 (-9%)	4mo	$730,000	$665	53
16 Sleepy Ln	0.70mi	4/1.0	1,098 (-9%)	0mo	$670,000	$610	52
157 3rd St	0.71mi	3/1.0 (-1)	1,079 (-11%)	0mo	$663,000	$614	43

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-138,062
• Equity at exit: $96,768

10-year hold

• IRR: -15.1%
• Equity multiple: 0.13×
• Total profit: $-157,776
• Equity at exit: $56,114

Cash invested: $181,720 (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: 11.6×

Monthly cashflow live

• Estimated rent: $4,645 high
• Mortgage (P&I): −$3,403
• Tax from tax record: −$539 /mo · $6,464/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$975
• Net cashflow: $-543

Break-even live

Break-even rent $5,332

Max offer price $553,083

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-359	+0% $-543	+5% $-727	+10% $-910
Rent	-10% $-910	-5% $-726	+0% $-543	+5% $-359	+10% $-176
Rate	-1.0pp $-216	-0.5pp $-378	base $-543	+0.5pp $-711	+1.0pp $-882

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Roosevelt Ave #14 Hicksville, NY	3.0	1.5	1400	$5,500	$3.93	0d	1	0.54mi
68 Summer Ln Hicksville, NY	4.0	1.5	1236	$4,700	$3.80	0d	1	0.68mi
68 Summer Ln Hicksville, NY	4.0	1.5	1236	$4,750	$3.84	22d	1	0.68mi
68 Summer Ln Hicksville, NY	4.0	1.5	1236	$4,700	$3.80	8d	1	0.68mi
37 Winter Ln Hicksville, NY	4.0	2.0	1340	$4,500	$3.36	46d	1	0.99mi
9 Harrison Ave Hicksville, NY	3.0	2.0	1218	$4,000	$3.28	45d	1	1.01mi
116 West Ave Hicksville, NY	4.0	2.5	1337	$4,700	$3.52	0d	1	1.19mi
33 Clarissa Dr Hicksville, NY	4.0	2.0	1098	$4,500	$4.10	21d	1	1.28mi
21 Twinlawns Ave Hicksville, NY	3.0	1.0	973	$3,500	$3.60	45d	1	1.32mi
3685 Prairie Path Bethpage, NY	3.0	2.0	1300	$4,500	$3.46	45d	1	1.37mi
8 Farmedge Rd Bethpage, NY	4.0	2.0	1269	$4,500	$3.55	0d	1	1.42mi

Listing history 2 events

1. 2026-05-04
   status Pending 539-char remark

   Show marketing remark (539 chars)

   Welcome to this charming Cape Cod-style home nestled on a picturesque, tree-lined street in Hicksville. Offering four spacious bedrooms and one full bath, this home is full of potential and ready for its next chapter. The property features gas heating for efficient comfort, a full unfinished basement with laundry and ample storage space, and a one-car garage for added convenience. With its classic layout and inviting setting, this home is the perfect opportunity for a new homeowner to bring their vision to life and make it their own.

2. 2026-04-17
   listed $649,000 Active 539-char remark

   Show marketing remark (539 chars)

   Welcome to this charming Cape Cod-style home nestled on a picturesque, tree-lined street in Hicksville. Offering four spacious bedrooms and one full bath, this home is full of potential and ready for its next chapter. The property features gas heating for efficient comfort, a full unfinished basement with laundry and ample storage space, and a one-car garage for added convenience. With its classic layout and inviting setting, this home is the perfect opportunity for a new homeowner to bring their vision to life and make it their own.

ⓘ 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: $6,464 · $539/mo
• Projected year-2 tax: $8,716 · $726/mo
• Expected delta: +$2,252/yr (+$188/mo · 34.8%)

ⓘ 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 ≥95°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,740
• − Mortgage interest: −$36,354
• − Property taxes: −$6,464
• − Insurance: −$3,245
• − Repairs & maintenance: −$4,459
• − Management: −$4,459
• − Depreciation: −$18,880
• Taxable loss: −$18,122
• Est. tax savings @ 24.0%: +$4,349
• After-tax cash flow: $-2,166/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

2 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listed $649,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2024): $6,464 · -0.8% YoY. Source: county tax records.