70 Deepdale Dr · South Huntington, NY 11746

$599,000

4 bd · 2.0 ba · 1,563 sqft · SingleFamily · 18 Days on market

Built 1960 9,148 sqft lot $383/sqft · 22% below area Est $768k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Schools +4.8/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

70 Deepdale Drive is bright, charming and full of potential. The classic Cape Cod layout, 2 beds and a bath on the main level, 2 beds and a bath upstairs. But this cape is suited for multi-generational living. More roomy, the dormered upstairs level offers options: currently the second floor is configured with 2 bedrooms, a living room, an eat-in kitchen, and a full bath. The buyer may elect to redesign/remodel and turn the upstairs living room and kitchen into a large 5th bedroom and add an ensuite bath. Suburban splendor, picturesque property; the large backyard is private, with room for a pool and more. South Huntington is a welcoming and diverse neighborhood, offering great schools and services. Such a convenient location, endless shopping, dining, parks, playgrounds, beaches, and more. And it's a fantastic spot for commuters, with quick access to the parkways and the railroad station 10 mins away. The full unfinished basement has a Bilco door entry/exit to the backyard. The property taxes are being grieved. Yes, there is natural gas line in the road if the buyer wants to convert from oil fuel. A solid house to plant roots and grow dreams.

Key facts

• 9,148 sq ft lot
• Built 1960
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $52 ($627/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $479k (20.0% below list).
• Recommended offer: $479k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.2% in South Huntington — 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 78/100 on livability (#171 in NY, #2,673 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• South Huntington Union Free School District (suburban): math 48% / reading 55% proficiency, ranked #290 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.5%/yr); 308 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($165k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 18 days — a 2% lower offer ($590k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $479,213 (20.0% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (median comp): $767,842
• List price: $599,000
• Delta: -21.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Pioneer Blvd	0.20mi	3/2.5 (-1)	1,600 (+2%)	1mo	$725,000	$453	79
20 Leeds St	0.17mi	4/3.0	1,548 (-1%)	10mo	$742,000	$479	79
178 Melville Rd	0.06mi	3/3.0 (-1)	1,500 (-4%)	6mo	$711,000	$474	76
26 Bowden Dr	0.14mi	4/2.5	1,750 (+12%)	0mo	$730,000	$417	72
39 Teed St	0.23mi	4/2.0	1,735 (+11%)	1mo	$525,000	$303	70
7 Bartel Pl	0.52mi	3/2.5 (-1)	1,600 (+2%)	1mo	$805,000	$503	64
10 Peachtree Ln	0.73mi	3/2.0 (-1)	1,600 (+2%)	1mo	$780,000	$488	56
133 Wolf Hill Rd	0.58mi	4/2.0	1,393 (-11%)	4mo	$650,000	$467	52
16 Capitol Pl	0.35mi	3/2.0 (-1)	1,358 (-13%)	10mo	$700,000	$515	49
7 Meriden Pl	0.66mi	3/2.0 (-1)	1,756 (+12%)	4mo	$779,000	$444	41
129 Wolf Hill Rd	0.56mi	3/1.5 (-1)	1,360 (-13%)	11mo	$740,000	$544	36
20 Nursery Rd	0.73mi	4/1.5	1,730 (+11%)	12mo	$695,000	$402	36

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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-86,372
• Equity at exit: $89,313

10-year hold

• IRR: -3.3%
• Equity multiple: 0.76×
• Total profit: $-39,719
• Equity at exit: $51,791

Cash invested: $167,720 (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 11746

• Rents YoY: 4.5%
• Active inventory: 308
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $4,792 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$343 /mo · $4,112/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,006
• Net cashflow: $52

Break-even live

Break-even rent $4,726

Max offer price $599,000

Occupancy floor 94%

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21A Thorney Ave Huntington Station, NY	4.0	2.0	1512	$4,500	$2.98	22d	1	0.81mi
23 Craig Dr Huntington Station, NY	3.0	3.0	2100	$5,000	$2.38	1d	1	1.05mi

Listing history 3 events

1. 2026-05-03
   status Pending 1162-char remark

   Show marketing remark (1162 chars)

   70 Deepdale Drive is bright, charming and full of potential. The classic Cape Cod layout, 2 beds and a bath on the main level, 2 beds and a bath upstairs. But this cape is suited for multi-generational living. More roomy, the dormered upstairs level offers options: currently the second floor is configured with 2 bedrooms, a living room, an eat-in kitchen, and a full bath. The buyer may elect to redesign/remodel and turn the upstairs living room and kitchen into a large 5th bedroom and add an ensuite bath. Suburban splendor, picturesque property; the large backyard is private, with room for a pool and more. South Huntington is a welcoming and diverse neighborhood, offering great schools and services. Such a convenient location, endless shopping, dining, parks, playgrounds, beaches, and more. And it's a fantastic spot for commuters, with quick access to the parkways and the railroad station 10 mins away. The full unfinished basement has a Bilco door entry/exit to the backyard. The property taxes are being grieved. Yes, there is natural gas line in the road if the buyer wants to convert from oil fuel. A solid house to plant roots and grow dreams.

2. 2026-04-16
   listed $599,000 Active 1162-char remark

   Show marketing remark (1162 chars)

   70 Deepdale Drive is bright, charming and full of potential. The classic Cape Cod layout, 2 beds and a bath on the main level, 2 beds and a bath upstairs. But this cape is suited for multi-generational living. More roomy, the dormered upstairs level offers options: currently the second floor is configured with 2 bedrooms, a living room, an eat-in kitchen, and a full bath. The buyer may elect to redesign/remodel and turn the upstairs living room and kitchen into a large 5th bedroom and add an ensuite bath. Suburban splendor, picturesque property; the large backyard is private, with room for a pool and more. South Huntington is a welcoming and diverse neighborhood, offering great schools and services. Such a convenient location, endless shopping, dining, parks, playgrounds, beaches, and more. And it's a fantastic spot for commuters, with quick access to the parkways and the railroad station 10 mins away. The full unfinished basement has a Bilco door entry/exit to the backyard. The property taxes are being grieved. Yes, there is natural gas line in the road if the buyer wants to convert from oil fuel. A solid house to plant roots and grow dreams.

3. 2026-04-11
   historical $599,000 1162-char remark

   Show marketing remark (1162 chars)

   70 Deepdale Drive is bright, charming and full of potential. The classic Cape Cod layout, 2 beds and a bath on the main level, 2 beds and a bath upstairs. But this cape is suited for multi-generational living. More roomy, the dormered upstairs level offers options: currently the second floor is configured with 2 bedrooms, a living room, an eat-in kitchen, and a full bath. The buyer may elect to redesign/remodel and turn the upstairs living room and kitchen into a large 5th bedroom and add an ensuite bath. Suburban splendor, picturesque property; the large backyard is private, with room for a pool and more. South Huntington is a welcoming and diverse neighborhood, offering great schools and services. Such a convenient location, endless shopping, dining, parks, playgrounds, beaches, and more. And it's a fantastic spot for commuters, with quick access to the parkways and the railroad station 10 mins away. The full unfinished basement has a Bilco door entry/exit to the backyard. The property taxes are being grieved. Yes, there is natural gas line in the road if the buyer wants to convert from oil fuel. A solid house to plant roots and grow dreams.

ⓘ 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: $4,112 · $343/mo
• Projected year-2 tax: $7,118 · $593/mo
• Expected delta: +$3,005/yr (+$250/mo · 73.1%)

ⓘ 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 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,506
• − Mortgage interest: −$33,553
• − Property taxes: −$4,112
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,600
• − Management: −$4,600
• − Depreciation: −$17,425
• Taxable loss: −$9,781
• Est. tax savings @ 24.0%: +$2,348
• After-tax cash flow: $2,975/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: South Huntington Union Free School District
• NCES district ID: 3627300
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $92,630
• Composite: 48.08/100
• National rank: #2189
• State rank: #290 of 590 in NY

Livability — South Huntington

• Score: 78/100
• State rank: #171
• US rank: #2673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Huntington, NY
• County: Suffolk County · 679,920 people
• City population: 65,747
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 65,747
• Household income: $164,589
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 627.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 10% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 70% English-only · Spanish 15% Other Indo-European 6% Chinese 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: ▼ -715.60%
• Current HPI: 317.5657
• Rent YoY: ▲ 4.54%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-11 Coming Soon $599,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $4,112 · +0.0% YoY. Source: county tax records.