42 Hanrahan Ave · Farmingville, NY 11738

$390,000

3 bd · 1.5 ba · 1,276 sqft · SingleFamily public records · 14 Days on market

Built 1971 10,454 sqft lot Est $587k · 34% 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 +22.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.0/10.0
• Schools +6.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer upper ! INVESTORS ONLY ! Cash Only | POF required | Private loans No showing of the interior. Do not disturb homeowners. Drive-by only. This house is delivered vacant. These pictures of the inside of this house showing the build-up of stuff, was taken a few weeks ago. The house is actually being cleaned out by the homeowner. Most of the trash was and will be thrown out. The foundation is solid. Side street parking on the side of the house on a dead-end block. Full basement with an Out Side Entrance. Having a finished basement with an outside entrance brings a lot of potential. .. Any violations that was issued are addressed to be cleared by closing. Please do your due your research on

Key facts

• 0.24 acre lot
• Garage
• Built 1971

Property features AI

Exterior

• Parking: 4 total parking spaces; Driveway; Off-street parking; 1-car garage
• Utilities: Electricity available (PSEG); Cesspool sewer
• Home design: Single family residence; Property listed as fixer
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning unit(s)
• Interior features: First floor bedroom; Walk-out basement; Crawl attic; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $390k).
• Cap rate 8.2% vs local median 4.3% in Farmingville — 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 67/100 on livability (#592 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: amenities F, commute F, cost of living F.
• Sachem Central School District (suburban): math 69% / reading 76% proficiency, ranked #86 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Waverly Avenue School (math 62% / reading 62%, grade B, #675 of 2,108 statewide, top 35%, 463 students, 26% FRL); Sagamore Middle School (math 44% / reading 57%, grade C, #259 of 729 statewide, top 36%, 933 students, 30% FRL); Sachem High School East (math 94% / reading 93%, grade A+, #131 of 1,100 statewide, top 13%, 2,082 students, 28% FRL).
• Market conditions: 66 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $12k 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 3.1% of price.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,000

Questions for the listing agent

1. Built in 1971 — 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 B-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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $586,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Cedar Oaks Ave	0.18mi	3/1.0	1,371 (+7%)	5mo	$630,000	$460	73
1141 Waverly Ave	0.39mi	3/3.0	1,303 (+2%)	5mo	$640,000	$491	68
15 Spurwoods Ln	0.39mi	4/2.0 (+1)	1,320 (+3%)	5mo	$635,000	$481	64
416 Blue Point Rd	0.53mi	3/2.0	1,300 (+2%)	12mo	$574,000	$442	61
10 Pinedale Ave	0.71mi	3/1.0	1,203 (-6%)	0mo	$525,000	$436	55
541 Blue Point Rd	0.37mi	3/1.0	1,113 (-13%)	6mo	$485,000	$436	55
7 Oaklawn Ave	0.68mi	4/2.0 (+1)	1,272 (-0%)	8mo	$450,000	$354	54
21 John Dr	0.60mi	3/2.0	1,152 (-10%)	3mo	$563,000	$489	51
5431 Expressway Dr N	0.49mi	3/2.0	1,461 (+14%)	3mo	$540,000	$370	48
38 Woodmont Pl	0.51mi	2/2.0 (-1)	1,403 (+10%)	5mo	$515,000	$367	48
261 Lidge Dr	0.37mi	3/3.0	1,100 (-14%)	10mo	$550,000	$500	45
55 Woodycrest Ave	0.64mi	3/3.0	1,100 (-14%)	7mo	$675,000	$614	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-23,133
• Equity at exit: $58,150

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $32,513
• Equity at exit: $33,720

Cash invested: $109,200 (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 11738

• Active inventory: 66
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,843 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$995 /mo · $11,941/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,017
• Net cashflow: $623

Break-even live

Break-even rent $4,054

Max offer price $390,000

Occupancy floor 82%

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Maple Ln Farmingville, NY	2.0–3.0	2.0–2.5	1869	$5,984	$3.20	1d	13	0.17mi
73 Cherry Ave Holtsville, NY	3.0	2.0	1452	$3,400	$2.34	1d	1	1.03mi
2 Victorian Ct Holtsville, NY	1.0–2.0	1.0–2.0	1037	$3,295	$3.18	5d	1	1.32mi
287 Cassa Loop Unit 287 Holtsville, NY	2.0	2.0	1100	$3,295	$3.00	44d	1	1.41mi
85 Overlook Dr Unit 85 Farmingville, NY	2.0	2.0	1455	$3,600	$2.47	1d	1	1.47mi
80 Overlook Dr Unit 80 Farmingville, NY	2.0	2.0	1455	$3,600	$2.47	1d	1	1.48mi

Listing history 12 events

1. 2026-06-18
   days on market $390,000 Active 14 DOM
2. 2026-06-17
   days on market $390,000 Active 13 DOM
3. 2026-06-16
   days on market $390,000 Active 12 DOM
4. 2026-06-15
   days on market $390,000 Active 11 DOM
5. 2026-06-13
   days on market $390,000 Active 9 DOM
6. 2026-06-13
   days on market $390,000 Active 8 DOM
7. 2026-06-09
   days on market $390,000 Active 5 DOM
8. 2026-06-08
   days on market $390,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    statusdays on market $390,000 Active 3 DOM
11. 2026-06-04
    remarks 40-char remark
12. 2026-06-04
    listed $390,000 Coming Soon 1 DOM

ⓘ 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: $11,941 · $995/mo
• Projected year-2 tax: $11,941 · $995/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 4/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,113
• − Mortgage interest: −$21,846
• − Property taxes: −$11,941
• − Insurance: −$1,950
• − Repairs & maintenance: −$4,649
• − Management: −$4,649
• − Depreciation: −$11,345
• Taxable income: $1,733
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $7,060/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: Sachem Central School District
• NCES district ID: 3625350
• Math proficiency: 69% ▬ 0.00%
• Reading proficiency: 76% ▲ 12.00%
• Median HH income: $92,968
• Composite: 65.53/100
• National rank: #472
• State rank: #86 of 590 in NY

Livability — Farmingville

• Score: 67/100
• State rank: #592
• US rank: #10732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmingville, NY
• City population: 20,246
• Population (ZIP): 20,246

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 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 23% Two or more races 8% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 3% Estonian 2% Russian 2%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 8% Other Asian/Pacific 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: ▼ -605.51%
• Current HPI: 364.6287
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $390,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-04 Coming Soon $390,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $11,941 · +0.0% YoY. Source: county tax records.