27 Cypress Dr · Kings Park, NY 11754

$950,000

4 bd · 2.5 ba · 2,589 sqft · SingleFamily public records · 14 Days on market

Built 1990 0.31 ac lot Est $847k · 12% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks

A rare find in San Remo — this spacious 4-bedroom, 2.5-bath home sits on a coveted double lot, just a short stroll from the Nissequogue River, San Remo Community Park, and Linda's Riverside Cafe. Move-in ready and thoughtfully updated, the home features a new roof and solar panels (2024) and a stunning heated saltwater inground pool with pavers (2023), set in a very private backyard, ideal for entertaining in the summer and relaxing all season long. Inside, an open floor plan impresses from the moment you enter, with a dramatic two-story living room anchored by a double-sided wood-burning fireplace. The updated kitchen features refreshed cabinetry, stainless steel appliances, and a se

Key facts

• 0.31 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $950k.

Deal economics

• At list price, monthly cash flow is $21k ($253k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($35k rent vs $950k).
• Cap rate 32.9% vs local median 3.8% in Kings Park — 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 66/100 on livability (#636 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.
• Kings Park Central School District (suburban): math 68% / reading 79% proficiency, ranked #71 of 590 in NY (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Parkview Elementary School (math 84% / reading 84%, grade A+, #93 of 2,108 statewide, top 6%, 405 students, 17% FRL); William T Rogers Middle School (math 49% / reading 72%, grade B+, #153 of 729 statewide, top 21%, 636 students, 14% FRL); Kings Park High School (math 98% / reading 97%, grade A+, #19 of 1,100 statewide, top 4%, 857 students, 12% FRL).
• Market conditions: 75 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 $7k of loan paydown is wiped out by about $28k 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 $266k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $700k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $950,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.72% ✓
• Cap rate: 32.94%
• Cash-on-cash: 95.18%
• DSCR: 5.24
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $846,603
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Cypress Dr	0.00mi	4/2.5	2,589 (0%)	0mo	$965,000	$373	100
14 Franciscan Ln	0.22mi	4/2.5	2,742 (+6%)	12mo	$1,250,000	$456	70
60 Oak St	0.58mi	4/2.5	2,660 (+3%)	5mo	$869,000	$327	64
115 Cypress Dr	0.31mi	4/3.0	2,900 (+12%)	2mo	$880,000	$303	62
92 Hawthorne Rd	0.43mi	4/2.5	2,951 (+14%)	1mo	$860,000	$291	56
35 Daisy Dr	0.46mi	4/2.0	2,400 (-7%)	11mo	$720,000	$300	56
25 Franciscan Ln	0.27mi	5/3.0 (+1)	2,893 (+12%)	12mo	$1,265,000	$437	51
25 Violet Rd	0.32mi	5/2.0 (+1)	2,200 (-15%)	5mo	$695,000	$316	49
93 Boxwood Dr	0.57mi	4/2.5	2,285 (-12%)	9mo	$810,000	$354	46
20 Dalewood Ln	0.73mi	5/3.5 (+1)	2,519 (-3%)	21mo	$795,000	$316	35

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: 96.1%
• Equity multiple: 5.48×
• Total profit: $1,190,537
• Equity at exit: $141,648

10-year hold

• IRR: 98.8%
• Equity multiple: 11.41×
• Total profit: $2,769,860
• Equity at exit: $82,139

Cash invested: $266,000 (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 11754

• Active inventory: 75
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $35,353 medium
• Mortgage (P&I): −$4,982
• Tax from tax record: −$1,453 /mo · $17,430/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,424
• Net cashflow: $21,099

Break-even live

Break-even rent $8,646

Max offer price $950,000

Occupancy floor 35%

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Pheasant Run Saint James, NY	5.0	5.5	3058	$60,000	$19.62	24d	1	0.95mi
451 River Rd Saint James, NY	5.0	3.0	3000	$5,800	$1.93	43d	1	1.16mi

Listing history 11 events

1. 2026-04-02
   status Pending
2. 2026-03-20
   listed $950,000 Active
3. 2026-03-16
   historical $950,000
4. 2025-08-22
   historical
5. 2025-07-22
   status Active
6. 2025-07-16
   status Active
7. 2025-07-16
   price $970,000
8. 2025-04-10
   listed $999,000 Active
9. 2025-04-07
   historical
10. 2021-08-16
    soldstatus $700,000
11. 2021-08-16
    soldstatus $700,000

ⓘ 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: $17,430 · $1,453/mo
• Projected year-2 tax: $17,430 · $1,453/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $424,236
• − Mortgage interest: −$53,215
• − Property taxes: −$17,430
• − Insurance: −$4,750
• − Repairs & maintenance: −$33,939
• − Management: −$33,939
• − Depreciation: −$27,636
• Taxable income: $253,327
• Est. tax owed @ 24.0%: −$60,798
• After-tax cash flow: $192,385/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: Kings Park Central School District
• NCES district ID: 3616260
• Math proficiency: 68% ▼ -7.00%
• Reading proficiency: 79% ▬ 0.00%
• Median HH income: $101,806
• Composite: 67.18/100
• National rank: #388
• State rank: #71 of 590 in NY

Livability — Kings Park

• Score: 66/100
• State rank: #636
• US rank: #11831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kings Park, NY
• City population: 17,660
• Population (ZIP): 17,660

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 5% Scotch-Irish 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -652.42%
• Current HPI: 282.7382
• 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

+35.7% since first listed

11 events — show timeline

• 2026-04-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Listed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Coming Soon $950,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $970,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-10 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-07 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2021-08-16 Sold (Public Records) $700,000 Public Records
• 2021-08-16 Sold (Public Records) $700,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $17,430 · +0.0% YoY. Source: county tax records.