288 Semton Blvd · Franklin Square, NY 11010

$599,000

4 bd · 1.0 ba · 974 sqft · SingleFamily public records · 25 Days on market

Built 1948 4,000 sqft lot Est $661k · 9% under

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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).

• Cash flow +19.3/30.0
• ARV discount +11.7/15.0
• Schools +7.2/10.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION. .. LOCATION. .. .LOCATION!!! Looking for a house in the sought after Franklin Square area. Look no further; 4 bedroom, 1 bath cape featuring a long driveway and fenced yard. Property requires updates and is being sold as-is, offering a fantastic opportunity for buyers or investors looking to customize and add value. Bring your vision and unlock the potential! Conveniently located to shopping, transportation and local amenities.

Key facts

• 4,000 sq ft lot
• Built 1948
• Listed 25 days

Property features AI

Exterior

• Parking: Driveway parking; Off-street parking; On-street parking; No carport
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected
• Home design: Single-family residence; Living area listed from public records
• Construction: Shake siding construction
• Exterior features: Shake siding; Not waterfront; No additional parcels

Interior

• Kitchen: Other appliances
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Full basement; Partial attic; 5 total rooms
• Laundry & utility: Utilities connected: electricity, natural gas, sewer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $599k).
• Recommended offer: $590k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.3% in Franklin Square — 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 (#32 in NY, #528 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Sewanhaka Central High School District (suburban): math 76% / reading 83% proficiency, ranked #43 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: H Frank Carey High School (math 75% / reading 84%, grade A-, #518 of 1,100 statewide, top 51%, 1,596 students, 21% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 78 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $18k 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 25 days — a 2% lower offer ($590k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $590,015 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $661,346
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Ribbon St	0.15mi	3/1.0 (-1)	1,109 (+14%)	1mo	$746,000	$673	64
51 Poppy Ave	0.63mi	3/1.0 (-1)	1,020 (+5%)	12mo	$693,000	$679	48
707 Benris Ave	0.32mi	3/2.0 (-1)	1,101 (+13%)	8mo	$775,000	$704	47
1022 Jackson Ave	0.75mi	4/2.0	1,079 (+11%)	5mo	$690,000	$639	39

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-54,852
• Equity at exit: $89,313

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $6,910
• Equity at exit: $51,791

Cash invested: $167,720 (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 11010

• Active inventory: 78
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $6,124 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$786 /mo · $9,432/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,286
• Net cashflow: $661

Break-even live

Break-even rent $5,287

Max offer price $599,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,000	-5% $830	+0% $661	+5% $491	+10% $322
Rent	-10% $177	-5% $419	+0% $661	+5% $903	+10% $1,145
Rate	-1.0pp $963	-0.5pp $813	base $661	+0.5pp $506	+1.0pp $348

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Hempstead Tpke West Hempstead, NY	3.0	1.0–2.5	1226	$6,776	$5.52	0d	88	1.19mi
130 Hempstead Ave West Hempstead, NY	1.0–3.0	1.0–2.0	1113	$5,521	$4.96	0d	6	1.22mi

Listing history 13 events

1. 2026-06-15
   statusdays on market $599,000 Pending 25 DOM
2. 2026-06-13
   days on market $599,000 Active 24 DOM
3. 2026-06-13
   days on market $599,000 Active 23 DOM
4. 2026-06-09
   days on market $599,000 Active 20 DOM
5. 2026-06-08
   days on market $599,000 Active 19 DOM
6. 2026-06-07
   days on market $599,000 Active 18 DOM
7. 2026-06-04
   days on market $599,000 Active 15 DOM
8. 2026-06-03
   days on market $599,000 Active 14 DOM
9. 2026-06-02
   days on market $599,000 Active 13 DOM
10. 2026-06-01
    days on market $599,000 Active 12 DOM
11. 2026-05-31
    days on market $599,000 Active 11 DOM
12. 2026-05-21
    listed $599,000 Active
13. 2026-05-19
    historical $599,000

ⓘ 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: $9,432 · $786/mo
• Projected year-2 tax: $9,778 · $815/mo
• Expected delta: +$346/yr (+$29/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,485
• − Mortgage interest: −$33,553
• − Property taxes: −$9,432
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,879
• − Management: −$5,879
• − Depreciation: −$17,425
• Taxable loss: −$1,678
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $8,334/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: Sewanhaka Central High School District
• NCES district ID: 3626520
• Math proficiency: 76% ▬ 0.00%
• Reading proficiency: 83% ▲ 9.00%
• Median HH income: $95,771
• Composite: 71.6/100
• National rank: #220
• State rank: #43 of 590 in NY

Livability — Franklin Square

• Score: 85/100
• State rank: #32
• US rank: #528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin Square, NY
• City population: 25,618
• Population (ZIP): 25,618

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 17% Asian 12% Two or more races 8% Black 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1% Dominican 2%
• Common ancestry: Romanian 3% Scotch-Irish 2% Russian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 69% English-only · Other Indo-European 12% Spanish 10% Russian/Polish/Slavic 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: ▼ -655.81%
• Current HPI: 312.4135
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $599,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2024): $9,432 · -4.1% YoY. Source: county tax records.