77 Market St · Mastic Beach, NY 11951

$479,990

3 bd · 1.0 ba · 957 sqft · SingleFamily public records · 42 Days on market

Built 1946 7,000 sqft lot Est $437k · 10% over

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Schools +4.7/10.0
• ARV discount +3.1/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +2.0/10.0

Listing remarks MLS

Tasefully Renovated Brick Home. All New Kitchen W Stainless Steel Appliances. New Ceramic Tiled Bath. All New Interior Doors & Trim. Dark Laminate Floors & New Wall To Wall Carpeting. Low Taxes. Basement, Full Attic, & Shed For Storage. Large Covered Rear Patio.Washer & Dryer Are Gift & Sold 'As Is' Not A Short Sale!!!! Taxes With Star $3321.96, Additional information: Appearance:Excellent,Separate Hotwater Heater:Y

Key facts

• Full basement
• Eat-in kitchen
• Updated bathroom

Tags

• UPDATED BATHROOM
• EAT-IN KITCHEN
• SUBWAY TILE BACKSPLASH
• FULL BASEMENT
• LARGE COVERED BACK PATIO
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Additional parcels: none
• Financial info: Financial details limited to taxes and not included
• HOA & community: HOA information not provided

Exterior

• Parking: Driveway
• Security: Security features not specified
• Utilities: Cable connected; Electricity connected; Water connected; No sewer specified
• Home design: Single family residence; Living area listed from other source
• Construction: Brick and frame construction
• Exterior features: Fenced yard with vinyl fencing; Not waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a first-floor bedroom
• Flooring: Flooring not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: First-floor bedroom; Crown molding; Eat-in kitchen; New windows; Basement with Bilco doors, storage space; unfinished; Attic access via scuttle; Total of 5 rooms
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-491 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $393k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (29.6% below list).
• Recommended offer: $338k (29.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#936 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D, amenities F, commute F.
• William Floyd Union Free School District (suburban): math 48% / reading 57% proficiency, ranked #309 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tangier Smith Elementary School (math 43% / reading 54%, grade D, #1,181 of 2,108 statewide, top 56%, 755 students, 61% FRL); William Paca Middle School (math 31% / reading 37%, grade F, #497 of 729 statewide, top 69%, 1,009 students, 59% FRL); William Floyd High School (math 65% / reading 87%, grade A-, #616 of 1,100 statewide, top 57%, 3,013 students, 54% FRL) — zoned schools average 58% FRL vs 43% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 135 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

• In year one you build about $51k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $309k; list at $480k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $337,869 (29.6% 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 42 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.70% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $437,349
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
370 Whittier Dr	0.12mi	3/1.0	1,050 (+10%)	8mo	$480,000	$457	72
62 Eleanor Ave	0.49mi	3/1.0	996 (+4%)	8mo	$435,000	$437	64
132 Mill	0.44mi	3/1.0	1,050 (+10%)	8mo	$525,000	$500	57
56 Stackyard Dr	0.52mi	2/1.0 (-1)	920 (-4%)	9mo	$325,000	$353	56
91 Eleanor Ave	0.63mi	3/1.0	1,003 (+5%)	10mo	$350,000	$349	54
139 Washington Ave	0.73mi	3/1.0	1,008 (+5%)	8mo	$470,000	$466	51
52 Robinwood St	0.45mi	2/1.0 (-1)	864 (-10%)	11mo	$400,000	$463	48
32 Robinwood St	0.58mi	3/2.0	1,043 (+9%)	10mo	$535,000	$513	46
157 Hawthorne St	0.61mi	2/1.0 (-1)	840 (-12%)	0mo	$389,000	$463	46
169 Pawnee Ave	0.58mi	3/1.5	1,100 (+15%)	7mo	$430,000	$391	41
9 Claremont Dr	0.71mi	3/1.0	1,075 (+12%)	11mo	$440,000	$409	38
72 Eleanor Ave	0.54mi	4/2.0 (+1)	1,092 (+14%)	8mo	$405,000	$371	36

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $230,067
• Equity at exit: $432,413

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $702,036
• Equity at exit: $932,515

Cash invested: $134,397 (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 11951

• Home prices YoY: 4.3%
• Active inventory: 135
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,379 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$444 /mo · $5,322/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $-491

Break-even live

Break-even rent $4,001

Max offer price $393,167

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-356	+0% $-491	+5% $-627	+10% $-763
Rent	-10% $-758	-5% $-625	+0% $-491	+5% $-358	+10% $-225
Rate	-1.0pp $-250	-0.5pp $-369	base $-491	+0.5pp $-616	+1.0pp $-742

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: $119,998
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Eleanor Ave Mastic, NY	3.0	1.0	975	$3,500	$3.59	26d	1	0.45mi
5 Cedar Rd E Mastic Beach, NY	3.0	1.0	740	$2,900	$3.92	0d	1	1.40mi

Listing history 11 events

1. 2026-04-24
   status Pending
2. 2026-03-12
   listed $479,990 Active
3. 2021-07-21
   soldstatus $309,030
4. 2013-05-15
   soldstatus $144,000 439-char remark

   Show marketing remark (439 chars)

   Tasefully Renovated Brick Home. All New Kitchen W Stainless Steel Appliances. New Ceramic Tiled Bath. All New Interior Doors & Trim. Dark Laminate Floors & New Wall To Wall Carpeting. Low Taxes. Basement, Full Attic, & Shed For Storage. Large Covered Rear Patio.Washer & Dryer Are Gift & Sold 'As Is' Not A Short Sale!!!! Taxes With Star $3321.96, Additional information: Appearance:Excellent,Separate Hotwater Heater:Y

5. 2013-03-11
   listed $139,500 439-char remark

   Show marketing remark (439 chars)

   Tasefully Renovated Brick Home. All New Kitchen W Stainless Steel Appliances. New Ceramic Tiled Bath. All New Interior Doors & Trim. Dark Laminate Floors & New Wall To Wall Carpeting. Low Taxes. Basement, Full Attic, & Shed For Storage. Large Covered Rear Patio.Washer & Dryer Are Gift & Sold 'As Is' Not A Short Sale!!!! Taxes With Star $3321.96, Additional information: Appearance:Excellent,Separate Hotwater Heater:Y

6. 2013-03-09
   historical
7. 2013-03-09
   listed $139,990
8. 2013-02-13
   soldstatus $60,000
9. 2013-01-28
   soldstatus $60,000
10. 2012-03-15
    listed $85,000
11. 1989-10-25
    soldstatus $95,000

ⓘ 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: $5,322 · $444/mo
• Projected year-2 tax: $6,717 · $560/mo
• Expected delta: +$1,395/yr (+$116/mo · 26.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,544
• − Mortgage interest: −$26,887
• − Property taxes: −$5,322
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − Depreciation: −$13,963
• Taxable loss: −$14,515
• Est. tax savings @ 24.0%: +$3,484
• After-tax cash flow: $-2,414/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: William Floyd Union Free School District
• NCES district ID: 3618690
• Math proficiency: 48% ▲ 3.00%
• Reading proficiency: 57% ▲ 11.00%
• Median HH income: $70,564
• Composite: 46.79/100
• National rank: #2383
• State rank: #309 of 590 in NY

Livability — Mastic Beach

• Score: 61/100
• State rank: #936
• US rank: #18216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mastic Beach, NY
• City population: 15,830
• Population (ZIP): 15,830

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 3% Chinese 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: ▲ 34.46%
• Current HPI: 829.86
• 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

+405.3% since first listed

11 events — show timeline

• 2026-04-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Listed $479,990 OneKey® MLS as Distributed by MLS Grid
• 2021-07-21 Sold (Public Records) $309,030 Public Records
• 2013-05-15 Sold (MLS) $144,000 OneKey® MLS as Distributed by MLS Grid
• 2013-03-11 Listed $139,500 OneKey® MLS as Distributed by MLS Grid
• 2013-03-09 Listed $139,990 OneKey® MLS as Distributed by MLS Grid
• 2013-03-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-02-13 Sold (Public Records) $60,000 Public Records
• 2013-01-28 Sold (MLS) $60,000 OneKey® MLS as Distributed by MLS Grid
• 2012-03-15 Listed $85,000 OneKey® MLS as Distributed by MLS Grid
• 1989-10-25 Sold (Public Records) $95,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $5,322 · +0.0% YoY. Source: county tax records.