2069 Feuereisen Ave · Ronkonkoma, NY 11779

$589,000

3 bd · 1.5 ba · 1,301 sqft · SingleFamily public records · 15 Days on market

Built 1964 0.34 ac lot $453/sqft · 17% below area Est $713k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Just listed in Ronkonkoma! This 3-bedroom, 1.5-bath home offers convenient one-level living with a great layout for both everyday comfort and entertaining. Featuring newly finished hardwood floors and a new burner, along with a hot water heater installed just 2 years ago. The home includes a full unfinished basement, full attic, and one-car garage—providing endless potential to customize and expand your living space. Step outside to a level property with a patio and deck, perfect for hosting gatherings or enjoying the outdoors. Conveniently located near shopping, parks, schools, restaurants, the LIRR (approximately 2 miles away), and MacArthur Airport. Located in the Connetquot School

Key facts

• Hot water heater
• New burner
• One level living

Tags

• ONE LEVEL LIVING
• NEWLY FINISHED HARDWOOD FLOORS
• NEW BURNER
• HOT WATER HEATER
• FULL UNFINISHED BASEMENT
• FULL ATTIC

Property features AI

Exterior

• Parking: Driveway; Private parking; 1-car garage
• Utilities: Electricity connected (PSEG); Water connected; Cesspool sewer; Cable available; Public trash collection
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Combination flooring; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Eat-in kitchen; Storage; Washer/dryer hookup; Full, unfinished attic; Full unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $589k.

Deal economics

• At list price, monthly cash flow is $-592 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $484k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (35.6% below list).
• Recommended offer: $379k (35.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.6% in Ronkonkoma — 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 73/100 on livability (#317 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Connetquot Central School District (suburban): math 67% / reading 63% proficiency, ranked #155 of 590 in NY (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Helen B Duffield Elementary School (math 74% / reading 64%, grade A-, #447 of 2,108 statewide, top 24%, 322 students, 34% FRL); Ronkonkoma Middle School (math 32% / reading 57%, grade D, #348 of 729 statewide, top 50%, 672 students, 34% FRL); Connetquot High School (math 96% / reading 72%, grade A, #404 of 1,100 statewide, top 37%, 1,757 students, 27% FRL) — zoned schools average 32% FRL vs 13% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 173 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 41% of the median local income ($112k/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 15 days — a 2% lower offer ($580k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $379,414 (35.6% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.64% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 12.9

CMA / ARV

• ARV (median comp): $713,266
• List price: $589,000
• Delta: -17.42%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
644 Peconic St	0.26mi	3/1.0	1,294 (-0%)	8mo	$646,250	$499	78
2287 Feuereisen Ave	0.42mi	3/2.0	1,346 (+4%)	5mo	$715,000	$531	68
27 Kenwood Dr	0.74mi	3/1.5	1,366 (+5%)	1mo	$665,000	$487	57
437 Peconic St	0.66mi	2/2.0 (-1)	1,289 (-1%)	6mo	$675,000	$524	56
1692 Feureisen Ave	0.67mi	3/2.0	1,200 (-8%)	5mo	$675,000	$563	50

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.14×
• Total profit: $-141,645
• Equity at exit: $87,822

10-year hold

• IRR: -29.9%
• Equity multiple: -0.24×
• Total profit: $-205,270
• Equity at exit: $50,926

Cash invested: $164,920 (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 11779

• Rents YoY: 0.8%
• Active inventory: 173
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $3,794 medium
• Mortgage (P&I): −$3,089
• Tax from tax record: −$255 /mo · $3,063/yr
• Insurance: −$245
• HOA: −$0
• Vacancy / Maint / Mgmt: −$797
• Net cashflow: $-592

Break-even live

Break-even rent $4,544

Max offer price $484,412

Occupancy floor —

Sensitivity live

Price	-10% $-259	-5% $-425	+0% $-592	+5% $-759	+10% $-925
Rent	-10% $-892	-5% $-742	+0% $-592	+5% $-442	+10% $-292
Rate	-1.0pp $-295	-0.5pp $-442	base $-592	+0.5pp $-745	+1.0pp $-900

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Peconic St Ronkonkoma, NY	1.0–2.0	1.0	806	$3,417	$4.24	2d	24	0.27mi
100 Lake Rd Ronkonkoma, NY	3.0	2.5	1800	$4,500	$2.50	44d	1	0.98mi
2758 Cedar Ave Ronkonkoma, NY	2.0	2.0	1819	$3,200	$1.76	2d	1	1.32mi
2 Hawkins Ave Lake Ronkonkoma, NY	3.0	1.0–2.0	959	$4,980	$5.19	2d	129	1.37mi

Listing history 2 events

1. 2026-05-14
   status Pending 709-char remark
2. 2026-04-28
   listed $589,000 Active 709-char remark

ⓘ 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: $3,063 · $255/mo
• Projected year-2 tax: $6,508 · $542/mo
• Expected delta: +$3,446/yr (+$287/mo · 112.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $45,530
• − Mortgage interest: −$32,993
• − Property taxes: −$3,063
• − Insurance: −$2,945
• − Repairs & maintenance: −$3,642
• − Management: −$3,642
• − Depreciation: −$17,135
• Taxable loss: −$17,890
• Est. tax savings @ 24.0%: +$4,294
• After-tax cash flow: $-2,811/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: Connetquot Central School District
• NCES district ID: 3608160
• Math proficiency: 67% ▼ -9.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $88,180
• Composite: 58.89/100
• National rank: #970
• State rank: #155 of 590 in NY

Livability — Ronkonkoma

• Score: 73/100
• State rank: #317
• US rank: #5262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ronkonkoma, NY
• County: Suffolk County · 679,920 people
• City population: 38,206
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 38,206
• Household income: $112,180
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 874.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 19% Two or more races 9% Asian 7% Black 5%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 7% 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: ▼ -569.98%
• Current HPI: 350.0973
• Rent YoY: ▲ 0.79%
• 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

2 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Listed $589,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-8.4%/yr

Latest (2017): $3,063 · +0.2% YoY. Source: county tax records.