28 Anchor Path · Baiting Hollow, NY 11933

$102,500

2 bd · 1.0 ba · 536 sqft · SingleFamily public records · 108 Days on market

Built 1950 2,614 sqft lot $191/sqft · 24% below area Est $135k · 24% under ↓ 24% since listing

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the heart of Seasonal Only Beachfront Community of Woodcliff Park & close proximity to Private Beach & Kiddie Park you will find this adorable Home Away from Home! Features include a large front Deck for outdoor relaxation, Large Open concept Living Room/Kitchen Area with Vaulted Ceilings & Wide plank Easy to clean Vinyl Flooring. The Kitchen offers ample counter space, The large Bathroom includes a Shower Stall & Charming built in Draws for storage, Window Air Conditioning, 2 Bedrooms both equipped with double beds, complete the inside. Private driveway parking at the rear of cottage. This cottage has the rustic yet comfortable feel to it. No shortage of local attractions such as Splish Splash water park, Atlantis Aquarium, Golfing, Horseback Riding, Fresh Local Farm Stands, Tanger Outlet Shopping, Wineries, & of Course the main attraction is the Beach! NYC only 1 Hour & 15 Minute Ride makes this the ideal vacation spot on Long Island. Land is leased at $8,335.34 per year. Cash Sales Only!!

Key facts

• Ample counter space
• Private beach
• Large front deck

Tags

• PRIVATE BEACH
• LARGE FRONT DECK
• OPEN CONCEPT LIVING ROOM
• VAULTED CEILINGS
• WIDE PLANK VINYL FLOORING
• AMPLE COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $9k ($106k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $102k).
• Recommended offer: $93k (9.0% below list) — sets the bar for market timing.
• Cap rate 109.3% vs local median 5.5% in Baiting Hollow — 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 60/100 on livability (#953 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, 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: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($709 loan paydown + $3k appreciation (3.3% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $93,275 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 11.71% ✓
• Cap rate: 109.27%
• Cash-on-cash: 367.79%
• DSCR: 17.36
• GRM: 0.7

CMA / ARV

• ARV (median comp): $135,337
• List price: $102,500
• Delta: -24.26%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Woodcliff Trl	0.08mi	2/1.0	525 (-2%)	2mo	$120,000	$229	91
28 Hillcrest Dr	0.12mi	2/1.0	550 (+3%)	2mo	$155,000	$282	88
9 Eastway Path	0.06mi	2/1.0	500 (-7%)	2mo	$125,000	$250	85
58 Hillcrest Dr	0.18mi	2/1.0	544 (+2%)	23mo	$400,000	$735	70
11 S Surfway	0.07mi	3/1.0 (+1)	500 (-7%)	14mo	$110,000	$220	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 21.01×
• Total profit: $574,173
• Equity at exit: $47,594

10-year hold

• IRR: —
• Equity multiple: 44.81×
• Total profit: $1,257,347
• Equity at exit: $74,541

Cash invested: $28,700 (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 11933

• Home prices YoY: 0.8%
• Active inventory: 84
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $12,000 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,520
• Net cashflow: $8,796

Break-even live

Break-even rent $865

Max offer price $102,500

Occupancy floor 22%

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Cliff Way Calverton, NY	2.0	1.0	672	$12,000	$17.86	25d	1	0.75mi

Listing history 20 events

1. 2026-06-18
   days on market $102,500 Active 108 DOM
2. 2026-06-17
   days on market $102,500 Active 107 DOM
3. 2026-06-16
   days on market $102,500 Active 106 DOM
4. 2026-06-15
   days on market $102,500 Active 105 DOM
5. 2026-06-13
   days on market $102,500 Active 103 DOM
6. 2026-06-09
   days on market $102,500 Active 99 DOM
7. 2026-06-08
   days on market $102,500 Active 98 DOM
8. 2026-06-07
   days on market $102,500 Active 97 DOM
9. 2026-06-04
   days on market $102,500 Active 94 DOM
10. 2026-06-03
    days on market $102,500 Active 93 DOM
11. 2026-06-02
    days on market $102,500 Active 92 DOM
12. 2026-06-01
    days on market $102,500 Active 91 DOM
13. 2026-05-31
    days on market $102,500 Active 90 DOM
14. 2026-05-13
    price $102,500 1046-char remark

    Show marketing remark (1046 chars)

    Nestled in the heart of Seasonal Only Beachfront Community of Woodcliff Park & close proximity to Private Beach & Kiddie Park you will find this adorable Home Away from Home! Features include a large front Deck for outdoor relaxation, Large Open concept Living Room/Kitchen Area with Vaulted Ceilings & Wide plank Easy to clean Vinyl Flooring. The Kitchen offers ample counter space, The large Bathroom includes a Shower Stall & Charming built in Draws for storage, Window Air Conditioning, 2 Bedrooms both equipped with double beds, complete the inside. Private driveway parking at the rear of cottage. This cottage has the rustic yet comfortable feel to it. No shortage of local attractions such as Splish Splash water park, Atlantis Aquarium, Golfing, Horseback Riding, Fresh Local Farm Stands, Tanger Outlet Shopping, Wineries, & of Course the main attraction is the Beach! NYC only 1 Hour & 15 Minute Ride makes this the ideal vacation spot on Long Island. Land is leased at $8,335.34 per year. Cash Sales Only!!

15. 2026-03-02
    listed $114,990 Active 1046-char remark

    Show marketing remark (1046 chars)

    Nestled in the heart of Seasonal Only Beachfront Community of Woodcliff Park & close proximity to Private Beach & Kiddie Park you will find this adorable Home Away from Home! Features include a large front Deck for outdoor relaxation, Large Open concept Living Room/Kitchen Area with Vaulted Ceilings & Wide plank Easy to clean Vinyl Flooring. The Kitchen offers ample counter space, The large Bathroom includes a Shower Stall & Charming built in Draws for storage, Window Air Conditioning, 2 Bedrooms both equipped with double beds, complete the inside. Private driveway parking at the rear of cottage. This cottage has the rustic yet comfortable feel to it. No shortage of local attractions such as Splish Splash water park, Atlantis Aquarium, Golfing, Horseback Riding, Fresh Local Farm Stands, Tanger Outlet Shopping, Wineries, & of Course the main attraction is the Beach! NYC only 1 Hour & 15 Minute Ride makes this the ideal vacation spot on Long Island. Land is leased at $8,335.34 per year. Cash Sales Only!!

16. 2026-02-22
    historical
17. 2026-01-05
    listed $115,000 Active
18. 2025-08-06
    price $125,000
19. 2025-06-02
    price $129,990
20. 2025-02-21
    listed $134,990 Active

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $1,487 · $124/mo
• Expected delta: +$246/yr (+$20/mo · 19.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 15 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: $144,000
• − Mortgage interest: −$5,742
• − Property taxes: −$1,241
• − Insurance: −$512
• − Repairs & maintenance: −$11,520
• − Management: −$11,520
• − Depreciation: −$2,982
• Taxable income: $110,483
• Est. tax owed @ 24.0%: −$26,516
• After-tax cash flow: $79,040/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 — Baiting Hollow

• Score: 60/100
• State rank: #953
• US rank: #18639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baiting Hollow, NY
• Population (ZIP): 6,784

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Black 8% Two or more races 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 3% German/W. Germanic 1%

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: ▲ 3.26%
• Current HPI: 397.7148
• 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

-24.1% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $102,500 OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Listed $114,990 OneKey® MLS as Distributed by MLS Grid
• 2026-02-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-06 Price Changed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-02 Price Changed $129,990 OneKey® MLS as Distributed by MLS Grid
• 2025-02-21 Listed $134,990 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $1,241 · +0.0% YoY. Source: county tax records.