170 Wicks Rd · Brentwood, NY 11717

$200,000

2 bd · 1.0 ba · 1,019 sqft · SingleFamily public records · 14 Days on market

Built 1924 8,712 sqft lot

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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).

• Cash flow +22.2/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 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

2 bedroom 1 bath Ranch, full basement. Property is in need of significant repairs.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1924

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 8.2% 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, amenities F, cost of living 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.
• Zoned schools: Twin Pines Elementary School (math 19% / reading 36%, grade F, #1,777 of 2,108 statewide, top 84%, 744 students, 86% FRL); North Middle School (math 17% / reading 38%, grade F, #576 of 729 statewide, top 79%, 1,131 students, 86% FRL); Freshman Center (1,247 students, 84% FRL) — zoned schools average 85% FRL vs 66% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 124 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $200,000

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $624,647
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Voorhis Dr	0.20mi	3/2.0 (+1)	1,100 (+8%)	6mo	$685,000	$623	63
24 Chanel Dr	0.51mi	3/2.0 (+1)	1,000 (-2%)	5mo	$630,000	$630	60
154 Mcnair St	0.37mi	3/1.0 (+1)	950 (-7%)	8mo	$465,000	$489	60
33 Lukens Ave	0.66mi	3/2.0 (+1)	1,020 (+0%)	1mo	$625,000	$613	59
69 Doolittle St	0.40mi	2/1.0	899 (-12%)	7mo	$475,000	$528	56
43 Nimitz Ave	0.38mi	3/2.5 (+1)	1,100 (+8%)	2mo	$610,000	$555	56
45 Lukens Ave	0.64mi	3/2.0 (+1)	1,056 (+4%)	5mo	$650,000	$616	51
29A Grant Ave Unit A	0.54mi	3/1.0 (+1)	900 (-12%)	6mo	$480,000	$533	45
53 Floyd St	0.39mi	3/2.0 (+1)	916 (-10%)	15mo	$600,000	$655	43
11 Heyward St	0.65mi	3/3.0 (+1)	1,100 (+8%)	0mo	$635,000	$577	43
13 Doolittle St	0.68mi	3/1.0 (+1)	880 (-14%)	8mo	$480,000	$545	33
44 Morton St	0.74mi	3/2.0 (+1)	945 (-7%)	23mo	$635,000	$672	25

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-11,466
• Equity at exit: $29,821

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $17,775
• Equity at exit: $17,292

Cash invested: $56,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,665 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$649 /mo · $7,784/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $324

Break-even live

Break-even rent $2,254

Max offer price $200,000

Occupancy floor 83%

Sensitivity live

Price	-10% $438	-5% $381	+0% $324	+5% $268	+10% $211
Rent	-10% $114	-5% $219	+0% $324	+5% $430	+10% $535
Rate	-1.0pp $425	-0.5pp $375	base $324	+0.5pp $273	+1.0pp $220

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-26
   status Pending
2. 2026-03-12
   listed $200,000 Active

ⓘ 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: $7,784 · $649/mo
• Projected year-2 tax: $7,784 · $649/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 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,978
• − Mortgage interest: −$11,203
• − Property taxes: −$7,784
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − Depreciation: −$5,818
• Taxable income: $1,056
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $3,639/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

2 events — show timeline

• 2026-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Listed $200,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $7,784 · +0.0% YoY. Source: county tax records.