525 Riverleigh Ave Unit C7 · Riverside, NY 11901

$109,900

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 61 Days on market

Built 1997 $191/sqft · 43% above area Est $77k · 43% over $1081/mo HOA · 43% of rent

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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).

• Cash flow +20.3/30.0
• 1% rule +10.0/10.0
• DSCR +6.4/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 1-bath mobile home is located in a highly desirable 55+COMMUNITY and has been beautifully UPDATED throughout. Featuring NEW WINDOWS, brand-new LAMINATE FLOORING, NEW PLYWOOD subflooring, and a completely RENOVATED KITCHEN with MARBLE COUNTERTOPS and all new appliances. The BATHROOM has been FULLY REMODELED, and there is a NEW WATER HEATER for added peace of mind. Enjoy outdoor living with a NEW PRIVATE SHED 7 ft x 8 ft. Monthly land rent is $1,081 and includes trash and snow removal, water, cesspool maintenance, use of the clubhouse, and access to weekly community events. SOUTHAMPTON TOWN BEACH ACCESS is available with a permit. Conveniently located near Main Street, shopping, dining, and parks. All buyers must be approved by Riverwoods.

Key facts

• Marble countertops
• New water heater
• Renovated kitchen

Tags

• NEW WINDOWS
• RENOVATED KITCHEN
• MARBLE COUNTERTOPS
• FULLY REMODELED BATHROOM
• NEW WATER HEATER
• NEW PRIVATE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,145 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, health & safety B+; Watch: schools F, amenities F, commute F.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 191 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 of loan paydown is wiped out by about $3k 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 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $110k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.28% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 3.7

CMA / ARV

• ARV (median comp): $76,797
• List price: $109,900
• Delta: 43.10%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Riverleigh Ave Unit A19	0.07mi	1/1.0 (-1)	560 (-3%)	11mo	$63,900	$114	78
525 Riverleigh Ave Unit B15	0.04mi	1/1.0 (-1)	560 (-3%)	13mo	$60,000	$107	78
A20 Riverleigh	0.42mi	1/1.0 (-1)	500 (-13%)	12mo	$35,000	$70	44

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-8,134
• Equity at exit: $16,386

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $7,324
• Equity at exit: $9,502

Cash invested: $30,772 (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 11901

• Home prices YoY: -29.5%
• Active inventory: 191
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,508 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$1,081
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $141

Break-even live

Break-even rent $2,330

Max offer price $109,900

Occupancy floor 89%

Sensitivity live

Price	-10% $217	-5% $179	+0% $141	+5% $103	+10% $65
Rent	-10% $-57	-5% $42	+0% $141	+5% $240	+10% $339
Rate	-1.0pp $196	-0.5pp $169	base $141	+0.5pp $112	+1.0pp $83

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 E Main St Unit 227 Riverhead, NY	1.0	1.0	680	$2,154	$3.17	45d	1	0.68mi
221 E Main St Unit 502 Riverhead, NY	1.0	1.0	624	$1,794	$2.88	45d	1	0.68mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	45d	1	0.71mi

HOA detail

• Monthly dues: $1,081 · $12,972/yr
• Likely covers: watertrashsnow removalpool

Listing history 21 events

1. 2026-06-21
   days on market $109,900 Active 61 DOM
2. 2026-06-18
   days on market $109,900 Active 58 DOM
3. 2026-06-17
   days on market $109,900 Active 57 DOM
4. 2026-06-16
   days on market $109,900 Active 56 DOM
5. 2026-06-15
   days on market $109,900 Active 55 DOM
6. 2026-06-13
   days on market $109,900 Active 53 DOM
7. 2026-06-09
   days on market $109,900 Active 49 DOM
8. 2026-06-08
   days on market $109,900 Active 48 DOM
9. 2026-06-07
   days on market $109,900 Active 47 DOM
10. 2026-06-04
    days on market $109,900 Active 44 DOM
11. 2026-06-03
    days on market $109,900 Active 43 DOM
12. 2026-06-02
    days on market $109,900 Active 42 DOM
13. 2026-06-01
    days on market $109,900 Active 41 DOM
14. 2026-05-31
    days on market $109,900 Active 40 DOM
15. 2026-04-21
    listed $120,900 Active 777-char remark

    Show marketing remark (777 chars)

    This charming 2-bedroom, 1-bath mobile home is located in a highly desirable 55+COMMUNITY and has been beautifully UPDATED throughout. Featuring NEW WINDOWS, brand-new LAMINATE FLOORING, NEW PLYWOOD subflooring, and a completely RENOVATED KITCHEN with MARBLE COUNTERTOPS and all new appliances. The BATHROOM has been FULLY REMODELED, and there is a NEW WATER HEATER for added peace of mind. Enjoy outdoor living with a NEW PRIVATE SHED 7 ft x 8 ft. Monthly land rent is $1,081 and includes trash and snow removal, water, cesspool maintenance, use of the clubhouse, and access to weekly community events. SOUTHAMPTON TOWN BEACH ACCESS is available with a permit. Conveniently located near Main Street, shopping, dining, and parks. All buyers must be approved by Riverwoods.

16. 2026-04-21
    historical

    Show marketing remark (777 chars)

    This charming 2-bedroom, 1-bath mobile home is located in a highly desirable 55+COMMUNITY and has been beautifully UPDATED throughout. Featuring NEW WINDOWS, brand-new LAMINATE FLOORING, NEW PLYWOOD subflooring, and a completely RENOVATED KITCHEN with MARBLE COUNTERTOPS and all new appliances. The BATHROOM has been FULLY REMODELED, and there is a NEW WATER HEATER for added peace of mind. Enjoy outdoor living with a NEW PRIVATE SHED 7 ft x 8 ft. Monthly land rent is $1,081 and includes trash and snow removal, water, cesspool maintenance, use of the clubhouse, and access to weekly community events. SOUTHAMPTON TOWN BEACH ACCESS is available with a permit. Conveniently located near Main Street, shopping, dining, and parks. All buyers must be approved by Riverwoods.

17. 2026-03-26
    price $120,900
18. 2026-02-11
    listed $124,900 Active
19. 2025-06-07
    soldstatus $32,000 Closed
20. 2025-06-06
    status Pending
21. 2025-05-21
    listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,097
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − HOA: −$12,972
• − Depreciation: −$3,197
• Taxable income: $758
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $1,509/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Riverside

• Score: 54/100
• State rank: #1145
• US rank: #23895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, NY
• Population (ZIP): 32,921

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 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 29% Two or more races 14% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Iranian 1% Portuguese 1%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 26% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -182.60%
• Current HPI: 436.7781
• 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

+168.7% since first listed

7 events — show timeline

• 2026-04-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listed $120,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-26 Price Changed $120,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Listed $124,900 OneKey® MLS as Distributed by MLS Grid
• 2025-06-07 Sold (MLS) $32,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-21 Listed $45,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-2.1%/yr

Latest (2022): $201 · +0.0% YoY. Source: county tax records.