150 N Woods Dr · Wading River, NY 11792

$799,000

4 bd · 3.5 ba · 2,608 sqft · SingleFamily public records · 66 Days on market

Built 2000 0.73 ac lot $306/sqft · 26% below area Est $1108k · 28% 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
• Schools +7.4/10.0
• Cash flow +7.2/30.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome To The Village at Wading River. Spacious 4 Bedroom 3 & 1/2 Bath Farm Ranch, w/ Over 2600 Square Feet, Perfect For Large Gatherings, this expansive home in the heart of Wading River offers the perfect solution for multigenerational living. the property features seperate living areas. Living Room w/ Wood Fireplace, Formal Dining Room, Beautiful Great Room Leading To Sunroom w/ Walls of Glass & Gas Fireplace. Hardwood Floors, Beautiful Front Porch. Located in Shoreham-Wading River School District. Very Close To Wading River Beach. Driveway Can Accommodate 7 cars. Very Private Back Yard w/ Flowering Trees., Additional information: Appearance:Mint,Separate Hotwater Heater:Y SOLD AS IS.

Key facts

• Private back yard
• Flowering trees
• Wood fireplace

Tags

• SEPARATE LIVING AREAS
• WOOD FIREPLACE
• GREAT ROOM
• SUNROOM
• PRIVATE BACK YARD
• FLOWERING TREES

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $604k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $650k (18.6% below list).
• Recommended offer: $604k (24.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#779 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• Shoreham-Wading River Central School District (suburban): math 80% / reading 81% proficiency, ranked #36 of 590 in NY (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Miller Avenue School (427 students, 0% FRL); Albert G Prodell Middle School (math 62% / reading 87%, grade A, #61 of 729 statewide, top 9%, 456 students, 0% FRL); Shoreham-Wading River High School (math 98% / reading 84%, grade A+, #203 of 1,100 statewide, top 20%, 708 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $6k of loan paydown is wiped out by about $24k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($751k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $326k; list at $799k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $604,014 (24.4% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 10.2

CMA / ARV

• ARV (median comp): $1,107,573
• List price: $799,000
• Delta: -27.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 N Woods Dr	0.24mi	4/3.5	2,895 (+11%)	6mo	$1,125,000	$389	65
123 N Woods Dr	0.23mi	4/2.5	2,500 (-4%)	21mo	$910,000	$364	61
218 Cliff Rd W	0.49mi	3/2.0 (-1)	2,657 (+2%)	2mo	$625,000	$235	61
123 South Rd	0.35mi	3/3.0 (-1)	2,796 (+7%)	5mo	$879,000	$314	60
52 Laurel Ct	0.68mi	4/3.5	2,489 (-5%)	6mo	$775,000	$311	55
26 N Side Rd	0.52mi	4/3.5	2,600 (-0%)	24mo	$947,500	$364	55
108 Beach Rd	0.71mi	4/3.5	2,970 (+14%)	1mo	$799,000	$269	42

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: -26.4%
• Equity multiple: 0.11×
• Total profit: $-199,231
• Equity at exit: $119,133

10-year hold

• IRR: -23.1%
• Equity multiple: -0.17×
• Total profit: $-261,811
• Equity at exit: $69,083

Cash invested: $223,720 (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 11792

• Home prices YoY: -5.2%
• Active inventory: 65
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $6,505 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$1,719 /mo · $20,633/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,366
• Net cashflow: $-1,104

Break-even live

Break-even rent $7,902

Max offer price $604,014

Occupancy floor —

Sensitivity live

Price	-10% $-651	-5% $-878	+0% $-1,104	+5% $-1,330	+10% $-1,556
Rent	-10% $-1,618	-5% $-1,361	+0% $-1,104	+5% $-847	+10% $-590
Rate	-1.0pp $-701	-0.5pp $-901	base $-1,104	+0.5pp $-1,311	+1.0pp $-1,521

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Creek Rd Unit 1510784P Wading River, NY	4.0	3.0	1797	$6,360	$3.54	24d	1	0.65mi
76 Creek Rd Unit 1510786P Wading River, NY	5.0	3.5	1786	$6,720	$3.76	24d	1	0.97mi

Listing history 30 events

1. 2026-06-21
   days on market $799,000 Active 66 DOM
2. 2026-06-21
   days on market $799,000 Active 65 DOM
3. 2026-06-18
   days on market $799,000 Active 63 DOM
4. 2026-06-17
   days on market $799,000 Active 62 DOM
5. 2026-06-16
   days on market $799,000 Active 61 DOM
6. 2026-06-15
   days on market $799,000 Active 60 DOM
7. 2026-06-13
   days on market $799,000 Active 58 DOM
8. 2026-06-12
   days on market $799,000 Active 57 DOM
9. 2026-06-09
   days on market $799,000 Active 54 DOM
10. 2026-06-08
    days on market $799,000 Active 53 DOM
11. 2026-06-07
    days on market $799,000 Active 52 DOM
12. 2026-06-07
    days on market $799,000 Active 51 DOM
13. 2026-06-04
    days on market $799,000 Active 48 DOM
14. 2026-06-02
    days on market $799,000 Active 47 DOM
15. 2026-06-01
    days on market $799,000 Active 46 DOM
16. 2026-05-31
    days on market $799,000 Active 45 DOM
17. 2026-04-16
    listed $799,000 Active 705-char remark

    Show marketing remark (705 chars)

    Welcome To The Village at Wading River. Spacious 4 Bedroom 3 & 1/2 Bath Farm Ranch, w/ Over 2600 Square Feet, Perfect For Large Gatherings, this expansive home in the heart of Wading River offers the perfect solution for multigenerational living. the property features seperate living areas. Living Room w/ Wood Fireplace, Formal Dining Room, Beautiful Great Room Leading To Sunroom w/ Walls of Glass & Gas Fireplace. Hardwood Floors, Beautiful Front Porch. Located in Shoreham-Wading River School District. Very Close To Wading River Beach. Driveway Can Accommodate 7 cars. Very Private Back Yard w/ Flowering Trees., Additional information: Appearance:Mint,Separate Hotwater Heater:Y SOLD AS IS.

18. 2025-10-31
    historical
19. 2025-07-18
    listed $799,999 Active
20. 2025-07-17
    historical
21. 2025-06-25
    price $799,999
22. 2025-04-16
    listed $824,000 Active
23. 2024-11-30
    historical
24. 2024-10-07
    price $824,444
25. 2024-08-05
    historical
26. 2024-05-29
    price $849,900
27. 2024-05-09
    listed $879,000 Active
28. 2024-05-08
    historical
29. 2024-05-08
    listed $834,999 Active
30. 2000-12-21
    soldstatus $326,000

ⓘ 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: $20,633 · $1,719/mo
• Projected year-2 tax: $20,633 · $1,719/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥93°F today · 18 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: $78,054
• − Mortgage interest: −$44,756
• − Property taxes: −$20,633
• − Insurance: −$3,995
• − Repairs & maintenance: −$6,244
• − Management: −$6,244
• − Depreciation: −$23,244
• Taxable loss: −$27,062
• Est. tax savings @ 24.0%: +$6,495
• After-tax cash flow: $-6,750/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: Shoreham-Wading River Central School District
• NCES district ID: 3626840
• Math proficiency: 80% ▼ -1.00%
• Reading proficiency: 81% ▲ 6.00%
• Median HH income: $115,782
• Composite: 74.37/100
• National rank: #160
• State rank: #36 of 590 in NY

Livability — Wading River

• Score: 64/100
• State rank: #779
• US rank: #14836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wading River, NY
• City population: 8,562
• Population (ZIP): 8,562

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 4% Black 1%
• Hispanic origin (detail): Dominican 1%
• Common ancestry: Romanian 4% Portuguese 2% Italian 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 4% 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: ▼ -18.79%
• Current HPI: 344.4308
• 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

+145.1% since first listed

14 events — show timeline

• 2026-04-16 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-18 Listed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2025-07-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-25 Price Changed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2025-04-16 Listed $824,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-07 Price Changed $824,444 OneKey® MLS as Distributed by MLS Grid
• 2024-08-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-05-29 Price Changed $849,900 OneKey® MLS as Distributed by MLS Grid
• 2024-05-09 Listed $879,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-08 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2024-05-08 Listed $834,999 OneKey® MLS as Distributed by MLS Grid
• 2000-12-21 Sold (Public Records) $326,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $20,633 · +0.0% YoY. Source: county tax records.