9 Epson Crse · Brookhaven, NY 11719

$699,990

4 bd · 2.0 ba · 1,960 sqft · SingleFamily public records · 11 Days on market

Built 1953 0.30 ac lot Est $676k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.9/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 4-bedroom, 2-bath ranch located in a quiet Brookhaven Hamlet neighborhood with only one way in and out. Offering a full finished basement and flexible layout, this home also presents possible mother/daughter potential with proper permits. Features include a bright, sunny eat-in kitchen with granite countertops and skylights, formal dining room, hardwood floors throughout, generously sized bedrooms, plenty of closets, and a comfortable living area with fireplace. The full finished basement provides additional living space with a TV room, large workshop area, and great storage. Additional features include 200-amp electric, an updated heating system, new above-ground R

Key facts

• Formal dining room
• Finished basement
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• SKYLIGHTS
• FORMAL DINING ROOM
• HARDWOOD FLOORS
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Driveway; Total parking for 4 vehicles
• Utilities: Cesspool sewer; Cable connected; Electricity connected; Public trash collection; Water connected
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Back yard fencing; Deck

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Indirect water heater
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Attic fan for cooling
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; Ceiling fans; Eat-in kitchen; Formal dining room; Granite countertops; Deck; Media room
• Laundry & utility: Basement with partially finished space and storage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $9k ($112k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $700k).

Location & tenants

• Location reads 65/100 on livability (#681 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: amenities F, commute F, cost of living F.
• South Country Central School District (suburban): math 50% / reading 44% proficiency, ranked #460 of 755 in NY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookhaven Elementary School (506 students, 41% FRL); Bellport Middle School (math 64% / reading 54%, grade B, #161 of 729 statewide, top 24%, 838 students, 56% FRL); Bellport Senior High School (math 86% / reading 64%, grade A-, #630 of 1,100 statewide, top 57%, 1,392 students, 52% FRL).
• Zoned-school proficiency averages 67% at this address vs 47% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the South Country Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 13 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $196k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $116k; list at $700k implies a 506% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $699,990

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.53% ✓
• Cap rate: 22.30%
• Cash-on-cash: 57.18%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $676,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Highview Blvd	0.16mi	4/3.0	2,100 (+7%)	9mo	$725,000	$345	70
43 Carver Blvd	0.51mi	5/3.5 (+1)	1,968 (+0%)	1mo	$700,000	$356	64
36 Sands Ln	0.72mi	4/2.5	1,900 (-3%)	1mo	$640,000	$337	59
112 Bellhaven Rd	0.36mi	3/2.0 (-1)	1,752 (-11%)	6mo	$795,000	$454	55
48 Carver Blvd	0.53mi	5/3.0 (+1)	2,018 (+3%)	16mo	$595,000	$295	49
19 Maplewood Dr	0.51mi	4/2.5	2,200 (+12%)	12mo	$995,000	$452	43
72 Wards Ln	0.69mi	3/1.0 (-1)	1,862 (-5%)	12mo	$469,000	$252	40
24 Maplewood Dr	0.55mi	3/2.5 (-1)	1,764 (-10%)	21mo	$900,000	$510	33
78 Beaver Dam Rd	0.75mi	4/2.5	1,758 (-10%)	23mo	$530,000	$301	27

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: 55.6%
• Equity multiple: 3.46×
• Total profit: $481,515
• Equity at exit: $104,371

10-year hold

• IRR: 60.7%
• Equity multiple: 7.05×
• Total profit: $1,185,821
• Equity at exit: $60,522

Cash invested: $195,997 (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 11719

• Home prices YoY: -15.4%
• Active inventory: 13
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $17,721 medium
• Mortgage (P&I): −$3,671
• Tax from tax record: −$698 /mo · $8,377/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,721
• Net cashflow: $9,339

Break-even live

Break-even rent $5,899

Max offer price $699,990

Occupancy floor 42%

Sensitivity live

Price	-10% $9,735	-5% $9,537	+0% $9,339	+5% $9,141	+10% $8,942
Rent	-10% $7,939	-5% $8,639	+0% $9,339	+5% $10,039	+10% $10,739
Rate	-1.0pp $9,691	-0.5pp $9,517	base $9,339	+0.5pp $9,157	+1.0pp $8,973

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: $174,998
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 N Howells Point Rd Bellport, NY	3.0	2.0	1404	$15,000	$10.68	20d	1	1.11mi
21 N Howells Point Rd Bellport, NY	3.0	3.5	2148	$20,000	$9.31	0d	1	1.18mi
13 Colonial Ln Bellport, NY	3.0	2.0	1872	$20,000	$10.68	20d	1	1.33mi
11 Bieselin Rd Bellport, NY	4.0	2.0	1722	$15,000	$8.71	45d	1	1.45mi

Listing history 8 events

1. 2026-06-21
   days on market $699,990 Active 11 DOM
2. 2026-06-18
   days on market $699,990 Active 8 DOM
3. 2026-06-17
   days on market $699,990 Active 7 DOM
4. 2026-06-16
   days on market $699,990 Active 6 DOM
5. 2026-06-15
   days on market $699,990 Active 5 DOM
6. 2026-06-13
   days on market $699,990 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $699,990 Active 2 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: $8,377 · $698/mo
• Projected year-2 tax: $10,104 · $842/mo
• Expected delta: +$1,726/yr (+$144/mo · 20.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 18 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: $212,647
• − Mortgage interest: −$39,210
• − Property taxes: −$8,377
• − Insurance: −$3,500
• − Repairs & maintenance: −$17,012
• − Management: −$17,012
• − Depreciation: −$20,363
• Taxable income: $107,173
• Est. tax owed @ 24.0%: −$25,721
• After-tax cash flow: $86,343/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: South Country Central School District
• NCES district ID: 3600008
• Math proficiency: 50% ▲ 4.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $74,049
• Composite: 44.75/100
• National rank: #5960
• State rank: #460 of 755 in NY

Livability — Brookhaven

• Score: 65/100
• State rank: #681
• US rank: #12842

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookhaven, NY
• City population: 3,300
• Population (ZIP): 3,300

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 12% Black 5% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 6% Scotch-Irish 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 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: ▼ -65.51%
• Current HPI: 360.1291
• 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

+506.1% since first listed

2 events — show timeline

• 2026-06-08 Listed $699,990 OneKey® MLS as Distributed by MLS Grid
• 1998-12-14 Sold (Public Records) $115,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $8,377 · +0.0% YoY. Source: county tax records.