525 Riverleigh Ave #29 · Riverside, NY 11901

$105,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 100 Days on market

Built 1972 $146/sqft · 20% below area Est $132k · 20% under $1150/mo HOA · 44% of rent

---

Why this score? — see what drove the B 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 +26.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom Mobile Home in River Woods Welcome to this well-maintained 2-bedroom, 1-bath mobile home located in the desirable River Woods community. The home offers a comfortable and functional layout with a bright living area, efficient kitchen, and two nicely sized bedrooms. Enjoy peaceful surroundings with mature trees and a quiet atmosphere. Conveniently located near shopping, dining, and major roadways. An excellent opportunity for affordable living or a low-maintenance lifestyle. Schedule your showing today!

Key facts

• Built 1972
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,145 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, health & safety B+; Watch: schools F, amenities F, commute F.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 191 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $105k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.46% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 3.4

CMA / ARV

• ARV (median comp): $131,500
• List price: $105,000
• Delta: -20.15%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525/D17 Riverleigh	0.13mi	2/1.0	700 (-3%)	1mo	$131,500	$188	89
525 riverleigh Ave #1	0.03mi	2/1.0	700 (-3%)	15mo	$85,000	$121	82
525 Riverleigh Ave Unit D25	0.15mi	2/1.0	700 (-3%)	10mo	$82,000	$117	80
525 Riverleigh Ave Unit C22	0.13mi	2/1.5	784 (+9%)	9mo	$125,000	$159	70
525-220 Riverleigh Ave	0.11mi	2/1.0	800 (+11%)	14mo	$96,999	$121	65
525 Riverleigh Ave Unit AA2	0.13mi	2/1.0	790 (+10%)	16mo	$118,000	$149	64
525-M5 Riverleigh Ave Unit M5	0.13mi	2/1.0	784 (+9%)	19mo	$150,000	$191	63
525-D6 Riverleigh Ave Unit D6	0.13mi	2/1.5	784 (+9%)	24mo	$105,000	$134	58
525-170 Riverleigh Ave #170	0.24mi	2/1.5	792 (+10%)	21mo	$67,000	$85	53

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $967
• Equity at exit: $15,656

10-year hold

• IRR: 11.0%
• Equity multiple: 1.88×
• Total profit: $25,886
• Equity at exit: $9,078

Cash invested: $29,400 (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 11901

• Home prices YoY: -29.5%
• Active inventory: 191
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,585 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$44
• HOA: −$1,150
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $272

Break-even live

Break-even rent $2,241

Max offer price $105,000

Occupancy floor 84%

Sensitivity live

Price	-10% $331	-5% $301	+0% $272	+5% $242	+10% $212
Rent	-10% $67	-5% $170	+0% $272	+5% $374	+10% $476
Rate	-1.0pp $325	-0.5pp $298	base $272	+0.5pp $244	+1.0pp $217

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 E Main St Unit 227 Riverhead, NY	1.0	1.0	680	$2,154	$3.17	45d	1	0.61mi
221 E Main St Unit 502 Riverhead, NY	1.0	1.0	624	$1,794	$2.88	45d	1	0.61mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	45d	1	0.64mi

HOA detail

• Monthly dues: $1,150 · $13,800/yr

Listing history 20 events

1. 2026-06-21
   days on market $105,000 Active 100 DOM
2. 2026-06-18
   days on market $105,000 Active 97 DOM
3. 2026-06-17
   days on market $105,000 Active 96 DOM
4. 2026-06-16
   days on market $105,000 Active 95 DOM
5. 2026-06-15
   days on market $105,000 Active 94 DOM
6. 2026-06-13
   days on market $105,000 Active 92 DOM
7. 2026-06-09
   days on market $105,000 Active 88 DOM
8. 2026-06-08
   days on market $105,000 Active 87 DOM
9. 2026-06-07
   days on market $105,000 Active 86 DOM
10. 2026-06-04
    days on market $105,000 Active 83 DOM
11. 2026-06-03
    days on market $105,000 Active 82 DOM
12. 2026-06-02
    days on market $105,000 Active 81 DOM
13. 2026-06-01
    days on market $105,000 Active 80 DOM
14. 2026-05-31
    days on market $105,000 Active 79 DOM
15. 2026-05-07
    status Active 527-char remark

    Show marketing remark (527 chars)

    Charming 2-Bedroom Mobile Home in River Woods Welcome to this well-maintained 2-bedroom, 1-bath mobile home located in the desirable River Woods community. The home offers a comfortable and functional layout with a bright living area, efficient kitchen, and two nicely sized bedrooms. Enjoy peaceful surroundings with mature trees and a quiet atmosphere. Conveniently located near shopping, dining, and major roadways. An excellent opportunity for affordable living or a low-maintenance lifestyle. Schedule your showing today!

16. 2026-04-16
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Charming 2-Bedroom Mobile Home in River Woods Welcome to this well-maintained 2-bedroom, 1-bath mobile home located in the desirable River Woods community. The home offers a comfortable and functional layout with a bright living area, efficient kitchen, and two nicely sized bedrooms. Enjoy peaceful surroundings with mature trees and a quiet atmosphere. Conveniently located near shopping, dining, and major roadways. An excellent opportunity for affordable living or a low-maintenance lifestyle. Schedule your showing today!

17. 2026-02-19
    listed $115,000 Active 527-char remark

    Show marketing remark (527 chars)

    Charming 2-Bedroom Mobile Home in River Woods Welcome to this well-maintained 2-bedroom, 1-bath mobile home located in the desirable River Woods community. The home offers a comfortable and functional layout with a bright living area, efficient kitchen, and two nicely sized bedrooms. Enjoy peaceful surroundings with mature trees and a quiet atmosphere. Conveniently located near shopping, dining, and major roadways. An excellent opportunity for affordable living or a low-maintenance lifestyle. Schedule your showing today!

18. 2020-02-11
    soldstatus $25,000 Closed 502-char remark

    Show marketing remark (502 chars)

    55 and older community Cash Sale Only!.1972 Unit. Large Eat-in-kitchen, Living room. Two bedrooms and full bath. Bath has updated shower and washer and dryer. Shed and private driveway.Land rent is $825. per month. It includes water, trash removal, snow removal, Cesspool maintenance, and use of Clubhouse. Access to Southampton Beaches with permit. Lowest priced unit in Riverwoods., Additional information: Appearance:good,Business Located At:,Min Age:55,Rental Income:,Separate Hotwater Heater:Yes

19. 2020-01-31
    status Under Contract 502-char remark

    Show marketing remark (502 chars)

    55 and older community Cash Sale Only!.1972 Unit. Large Eat-in-kitchen, Living room. Two bedrooms and full bath. Bath has updated shower and washer and dryer. Shed and private driveway.Land rent is $825. per month. It includes water, trash removal, snow removal, Cesspool maintenance, and use of Clubhouse. Access to Southampton Beaches with permit. Lowest priced unit in Riverwoods., Additional information: Appearance:good,Business Located At:,Min Age:55,Rental Income:,Separate Hotwater Heater:Yes

20. 2020-01-24
    listed $29,000 New 502-char remark

    Show marketing remark (502 chars)

    55 and older community Cash Sale Only!.1972 Unit. Large Eat-in-kitchen, Living room. Two bedrooms and full bath. Bath has updated shower and washer and dryer. Shed and private driveway.Land rent is $825. per month. It includes water, trash removal, snow removal, Cesspool maintenance, and use of Clubhouse. Access to Southampton Beaches with permit. Lowest priced unit in Riverwoods., Additional information: Appearance:good,Business Located At:,Min Age:55,Rental Income:,Separate Hotwater Heater:Yes

ⓘ 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: $313 · $26/mo
• Projected year-2 tax: $1,044 · $87/mo
• Expected delta: +$731/yr (+$61/mo · 233.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,020
• − Mortgage interest: −$5,882
• − Property taxes: −$313
• − Insurance: −$525
• − Repairs & maintenance: −$2,482
• − Management: −$2,482
• − HOA: −$13,800
• − Depreciation: −$3,055
• Taxable income: $2,482
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $2,664/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Riverside

• Score: 54/100
• State rank: #1145
• US rank: #23895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, NY
• Population (ZIP): 32,921

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 1,505,262 people
• By 2030: 1,498,318 · -0.5%
• By 2040: 1,471,101 · -2.3%
• By 2050: 1,424,848 · -5.3%
• By 2075: 1,337,157 · -11.2%
• By 2100: 1,217,720 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 29% Two or more races 14% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Iranian 1% Portuguese 1%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 26% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Suffolk

• 2024 margin: Lean R (+10.0) · D 45.0% · R 55.0%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.0pp · 2024: -10.0pp
• All cycles: 2024: R+10.0 2020: R+0.0 2016: R+8.2 2012: D+2.9 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -182.60%
• Current HPI: 436.7781
• 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

+296.6% since first listed

6 events — show timeline

• 2026-05-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2020-02-11 Sold (MLS) $25,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-01-24 Listed $29,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+25.8%/yr

Latest (2022): $313 · +0.0% YoY. Source: county tax records.