57 Diana Dr · Mastic Beach, NY 11951

$450,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 35 Days on market

Built 2003 0.32 ac lot Est $435k · at est.

---

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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +5.9/15.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property.

Key facts

• Primary en-suite
• Circular driveway
• 0.32 acre lot

Tags

• CIRCULAR DRIVEWAY
• PRIMARY EN-SUITE
• GENEROUS SIZE BACKYARD

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Cesspool sewer; Cable connected; Electricity connected; Public trash collection
• Home design: Single family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; 6 total rooms; Attic access via scuttle; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-785 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (22.7% below list).
• Recommended offer: $311k (30.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#936 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D, amenities F, commute F.
• William Floyd Union Free School District (suburban): math 48% / reading 57% proficiency, ranked #309 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: William Floyd Elementary School (math 48% / reading 54%, grade C-, #1,047 of 2,108 statewide, top 50%, 742 students, 54% FRL); William Floyd Middle School (math 36% / reading 47%, grade F, #394 of 729 statewide, top 55%, 1,053 students, 54% FRL); William Floyd High School (math 65% / reading 87%, grade A-, #616 of 1,100 statewide, top 57%, 3,013 students, 54% FRL).
• Market conditions: 133 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $330k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $311,331 (30.8% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $434,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Diana Dr	0.14mi	3/1.0	1,100 (-4%)	4mo	$400,000	$364	80
8 Astoria Rd	0.25mi	3/1.0	1,116 (-2%)	5mo	$434,600	$389	76
62 Moriches Dr	0.25mi	2/1.0 (-1)	1,095 (-4%)	1mo	$360,000	$329	72
231 Elm Rd W	0.36mi	3/1.0	1,100 (-4%)	2mo	$477,000	$434	71
17 Bellport Rd	0.33mi	3/1.0	1,224 (+7%)	4mo	$465,000	$380	65
76 Gooseberry Rd	0.20mi	3/1.5	1,286 (+12%)	6mo	$400,000	$311	63
159 Forest Rd E	0.50mi	2/1.0 (-1)	1,104 (-4%)	2mo	$399,000	$361	61
184 Bayview Dr	0.39mi	3/2.0	1,302 (+14%)	5mo	$280,000	$215	55
31 Stanley Dr	0.73mi	3/1.0	1,092 (-4%)	0mo	$460,000	$421	54
20 Bogota Rd	0.66mi	3/1.0	1,088 (-5%)	3mo	$460,000	$423	54
344 Elm Rd W	0.65mi	4/1.0 (+1)	1,092 (-4%)	1mo	$415,000	$380	52
242 Bayview Dr	0.65mi	4/1.5 (+1)	1,000 (-13%)	5mo	$422,000	$422	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $195,399
• Equity at exit: $405,396

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $615,356
• Equity at exit: $874,251

Cash invested: $126,000 (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 11951

• Home prices YoY: 4.3%
• Active inventory: 133
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,479 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$525 /mo · $6,305/yr
• Insurance: −$188
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $-785

Break-even live

Break-even rent $4,472

Max offer price $311,331

Occupancy floor —

Sensitivity live

Price	-10% $-530	-5% $-658	+0% $-785	+5% $-912	+10% $-1,040
Rent	-10% $-1,060	-5% $-922	+0% $-785	+5% $-648	+10% $-510
Rate	-1.0pp $-558	-0.5pp $-671	base $-785	+0.5pp $-902	+1.0pp $-1,020

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Hackensack Rd Mastic Beach, NY	3.0	1.0	792	$3,150	$3.98	17d	1	0.71mi
6 Fairview Dr Shirley, NY	4.0	2.0	1302	$4,299	$3.30	3d	1	0.93mi
192 Cypress Dr Mastic Beach, NY	4.0	2.0	1404	$3,800	$2.71	44d	1	1.27mi
149 Washington Dr Mastic Beach, NY	3.0	1.0	1152	$3,400	$2.95	2d	1	1.35mi
5 Cedar Rd E Mastic Beach, NY	3.0	1.0	740	$2,900	$3.92	2d	1	1.35mi
67 Saint George Dr Shirley, NY	2.0	1.0	714	$2,750	$3.85	45d	1	1.38mi

Listing history 19 events

1. 2026-04-21
   status Pending
2. 2026-03-17
   listed $450,000 Active
3. 2022-12-05
   soldstatus $330,000
4. 2022-09-23
   soldstatus $330,000 Closed 225-char remark

   Show marketing remark (225 chars)

   You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property.

5. 2022-09-21
   status Pending 225-char remark

   Show marketing remark (225 chars)

   You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property.

6. 2022-09-03
   historical 225-char remark

   Show marketing remark (225 chars)

   You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property.

7. 2022-08-18
   status Active 225-char remark

   Show marketing remark (225 chars)

   You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property.

8. 2022-06-29
   status Pending 225-char remark

   Show marketing remark (225 chars)

   You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property.

9. 2022-06-02
   listed $349,000 Active 225-char remark

   Show marketing remark (225 chars)

   You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property.

10. 2016-12-14
    soldstatus $167,000
11. 2016-11-15
    soldstatus $167,000 292-char remark

    Show marketing remark (292 chars)

    You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property With Above Ground Pool., Additional information: Appearance:Diamond

12. 2016-11-15
    soldstatus $167,000 Closed

    Show marketing remark (292 chars)

    You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property With Above Ground Pool., Additional information: Appearance:Diamond

13. 2016-10-05
    status Under Contract
14. 2016-08-17
    listed $174,999 New

    Show marketing remark (292 chars)

    You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property With Above Ground Pool., Additional information: Appearance:Diamond

15. 2016-08-17
    listed $174,999 292-char remark

    Show marketing remark (292 chars)

    You Must See This Property To Appreciate Its True Value!!! Beautiful Inside And Out!! This Home Features 3 Brs, 2 Full Bths,Eik, Livingrm, Formal Dining Rm,Large Deck,1 Car Garage, Circular Driveway, Well Maintained Property With Above Ground Pool., Additional information: Appearance:Diamond

16. 2016-08-03
    historical
17. 2016-02-03
    listed $199,000
18. 2006-09-01
    soldstatus $295,000
19. 2003-12-09
    soldstatus $220,500

ⓘ 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: $6,305 · $525/mo
• Projected year-2 tax: $6,955 · $580/mo
• Expected delta: +$650/yr (+$54/mo · 10.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $41,745
• − Mortgage interest: −$25,207
• − Property taxes: −$6,305
• − Insurance: −$7,775
• − Repairs & maintenance: −$3,340
• − Management: −$3,340
• − Depreciation: −$13,091
• Taxable loss: −$17,312
• Est. tax savings @ 24.0%: +$4,155
• After-tax cash flow: $-5,265/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: William Floyd Union Free School District
• NCES district ID: 3618690
• Math proficiency: 48% ▲ 3.00%
• Reading proficiency: 57% ▲ 11.00%
• Median HH income: $70,564
• Composite: 46.79/100
• National rank: #2383
• State rank: #309 of 590 in NY

Livability — Mastic Beach

• Score: 61/100
• State rank: #936
• US rank: #18216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mastic Beach, NY
• City population: 15,830
• Population (ZIP): 15,830

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 3% Chinese 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: ▲ 34.46%
• Current HPI: 829.86
• 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

+104.1% since first listed

19 events — show timeline

• 2026-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-05 Sold (Public Records) $330,000 Public Records
• 2022-09-23 Sold (MLS) $330,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-09-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-08-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-06-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-06-02 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2016-12-14 Sold (Public Records) $167,000 Public Records
• 2016-11-15 Sold (MLS) $167,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-15 Sold (MLS) $167,000 MLSLI
• 2016-10-05 Pending — MLSLI
• 2016-08-17 Listed $174,999 MLSLI
• 2016-08-17 Listed $174,999 OneKey® MLS as Distributed by MLS Grid
• 2016-08-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-02-03 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2006-09-01 Sold (Public Records) $295,000 Public Records
• 2003-12-09 Sold (Public Records) $220,500 Public Records

Property tax history

-1.1%/yr

Latest (2025): $6,305 · +0.0% YoY. Source: county tax records.