20 Washington Ave · Brentwood, NY 11717

$425,000

4 bd · 2.0 ba · 2,192 sqft · SingleFamily public records · 71 Days on market

Built 1930 0.28 ac lot $194/sqft · 40% below area Est $713k · 40% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner Lot

Key facts

• Corner lot
• 0.28 acre lot
• Built 1930

Tags

• CORNER LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $425k).
• Recommended offer: $400k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.8% in Brentwood — 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 75/100 on livability (#242 in NY, #3,816 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D, schools F, amenities F.
• Brentwood Union Free School District (suburban): math 35% / reading 35% proficiency, ranked #542 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 124 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 $119k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $425k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
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. 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: 1.36% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.57%
• DSCR: 1.60
• GRM: 6.1

CMA / ARV

• ARV (median comp): $713,260
• List price: $425,000
• Delta: -40.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Taft St	0.04mi	3/3.0 (-1)	2,224 (+2%)	6mo	$650,000	$292	81
40 Monroe Ave	0.22mi	5/3.5 (+1)	2,192 (0%)	9mo	$690,000	$315	71
15 Pennsylvania Ave	0.22mi	5/2.0 (+1)	2,002 (-9%)	8mo	$700,000	$350	64
18 Roosevelt	0.07mi	5/2.0 (+1)	2,000 (-9%)	16mo	$690,000	$345	64
32 Grant Ave	0.53mi	3/2.0 (-1)	2,257 (+3%)	7mo	$640,000	$284	59
48 Brentwood Pkwy	0.32mi	3/2.5 (-1)	2,400 (+10%)	12mo	$575,000	$240	52
1758 Brentwood Rd	0.53mi	4/1.0	2,024 (-8%)	8mo	$500,000	$247	52
144 Wheeler Ave	0.73mi	3/2.0 (-1)	2,036 (-7%)	6mo	$600,000	$295	44
236 Sherman St	0.63mi	5/2.5 (+1)	2,000 (-9%)	10mo	$690,000	$345	41

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $17,130
• Equity at exit: $63,369

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $126,405
• Equity at exit: $36,746

Cash invested: $119,000 (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 11717

• Active inventory: 124
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $5,800 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$830 /mo · $9,962/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,218
• Net cashflow: $1,346

Break-even live

Break-even rent $4,096

Max offer price $425,000

Occupancy floor 72%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Grant Ave Brentwood, NY	5.0	3.0	2274	$5,800	$2.55	22d	1	0.51mi

Listing history 4 events

1. 2026-04-17
   price $425,000 10-char remark

   Show marketing remark (10 chars)

   Corner Lot

2. 2026-03-13
   listed $451,250 Active 10-char remark

   Show marketing remark (10 chars)

   Corner Lot

3. 1998-09-08
   soldstatus $129,500
4. 1986-09-30
   soldstatus $110,000

ⓘ 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: $9,962 · $830/mo
• Projected year-2 tax: $9,962 · $830/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $69,600
• − Mortgage interest: −$23,807
• − Property taxes: −$9,962
• − Insurance: −$2,125
• − Repairs & maintenance: −$5,568
• − Management: −$5,568
• − Depreciation: −$12,364
• Taxable income: $10,207
• Est. tax owed @ 24.0%: −$2,450
• After-tax cash flow: $13,702/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: Brentwood Union Free School District
• NCES district ID: 3605280
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $71,840
• Composite: 32.44/100
• National rank: #5722
• State rank: #542 of 590 in NY

Livability — Brentwood

• Score: 75/100
• State rank: #242
• US rank: #3816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, NY

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▼ -380.71%
• Current HPI: 391.2532
• 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

+286.4% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-13 Listed $451,250 OneKey® MLS as Distributed by MLS Grid
• 1998-09-08 Sold (Public Records) $129,500 Public Records
• 1986-09-30 Sold (Public Records) $110,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $9,962 · +0.0% YoY. Source: county tax records.