68 Revere Dr · Bohemia, NY 11716

$229,000

2 bd · 1.0 ba · 780 sqft · Manufactured · 56 Days on market

Built 1973 $294/sqft · 26% above area Est $182k · 26% over

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Why this score? — see what drove the C 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Schools +5.9/10.0
• Livability +3.1/5.0
• 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

Come see this ready to move in home that has some new upgrades including bathroom renovation, new windows, new flooring, new roof and HVAC system!! Has a deck and a partial fenced yard. Close to Public Transportation, shops, schools, Monthly HOA fees are $1411 per month which includes property taxes, land rent, water, sewer, garbage and snow removal.. This is a non age-restricted community, pet friendly and welcome to all! This home is NYS STAR discount eligible

Key facts

• New flooring
• Deck
• Hvac system

Tags

• BATHROOM RENOVATION
• NEW WINDOWS
• NEW FLOORING
• NEW ROOF
• HVAC SYSTEM
• DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.5% in Bohemia — 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 62/100 on livability (#838 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime 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.
• Market conditions: 46 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

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 $222,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $182,000
• List price: $229,000
• Delta: 25.82%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Minuteman Dr	0.08mi	2/1.0	720 (-8%)	5mo	$169,000	$235	79
60 Valley Forge Dr	0.09mi	2/1.0	720 (-8%)	8mo	$134,000	$186	77
27 Betsy Ross Dr	0.17mi	3/1.0 (+1)	760 (-3%)	8mo	$213,750	$281	76
12 Periwinkle Dr	0.21mi	2/1.0	830 (+6%)	5mo	$149,000	$180	76
46 Valley Forge Dr	0.11mi	2/1.0	720 (-8%)	11mo	$159,000	$221	73
29 Periwinkle Dr	0.10mi	2/1.0	720 (-8%)	14mo	$230,000	$319	71
4 Mindy Ln	0.07mi	2/1.0	700 (-10%)	12mo	$155,000	$221	70
56 Valley Forge Dr	0.08mi	2/1.0	700 (-10%)	12mo	$139,000	$199	69
49 Buttercup Dr	0.08mi	2/1.0	700 (-10%)	15mo	$190,000	$271	67
44 Betsy Ross Dr	0.15mi	2/1.0	700 (-10%)	12mo	$175,000	$250	66
49 Betsy Ross Dr	0.14mi	2/1.0	852 (+9%)	20mo	$235,000	$276	62
39 Valley Frg	0.13mi	3/1.0 (+1)	866 (+11%)	20mo	$199,000	$230	54

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $4,821
• Equity at exit: $34,145

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $58,306
• Equity at exit: $19,800

Cash invested: $64,120 (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 11716

• Active inventory: 46
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,836 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $658

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 72%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Saddle Rock Rd Holbrook, NY	1.0–2.0	1.0–2.0	1050	$3,390	$3.23	1d	1	0.47mi
400 Adams Way Sayville, NY	1.0–2.0	1.0–2.0	995	$3,170	$3.19	1d	1	0.50mi
804 Saddle Rock Rd Unit 804 Holbrook, NY	1.0	1.0	1000	$2,895	$2.90	44d	1	0.53mi
219 Adams Way Unit 219 Sayville, NY	1.0	1.0	830	$2,665	$3.21	44d	1	0.53mi
30 Westgate Dr Unit HD13 Bohemia, NY	1.0	1.0	630	$2,645	$4.20	22d	1	0.55mi
25 Westgate Dr Unit ED09 Bohemia, NY	1.0	1.0	808	$2,620	$3.24	44d	1	0.58mi
50 Chelsea Ct Unit HS18 Bohemia, NY	1.0	1.0	676	$2,630	$3.89	44d	1	0.59mi
327 Adams Way Unit 327 Sayville, NY	1.0	1.0	830	$2,690	$3.24	5d	1	0.63mi
67 Adams Way Unit 67 Sayville, NY	2.0	2.0	1120	$3,195	$2.85	21d	1	0.65mi
60 Adams Way Unit 60 Sayville, NY	1.0	1.0	915	$2,535	$2.77	44d	1	0.67mi
61 Adams Way Unit 61 Sayville, NY	1.0	1.0	830	$2,690	$3.24	5d	1	0.67mi
17 Eastover Rd Sayville, NY	2.0	1.0	980	$3,400	$3.47	10d	1	0.76mi
1806 Saddle Rock Rd Unit 1806 Holbrook, NY	1.0	1.0	1000	$2,850	$2.85	44d	1	0.78mi
2010 Saddle Rock Rd Unit 2010 Holbrook, NY	1.0	1.0	1000	$2,880	$2.88	15d	1	0.78mi
2200 Dolphin Ln Holbrook, NY	1.0–2.0	1.0–2.0	1150	$3,550	$3.09	1d	1	1.08mi
65 Island Blvd Unit 65B Bohemia, NY	1.0	1.0	808	$2,630	$3.25	44d	1	1.29mi
57 Island Blvd Unit 57E Bohemia, NY	1.0	1.0	771	$2,605	$3.38	44d	1	1.32mi
72 Johnson Ave Unit 4-1F Sayville, NY	1.0	1.0	650	$2,290	$3.52	1d	1	1.34mi
235 Lakeland Ave Unit 24-B Sayville, NY	1.0	1.0	825	$2,405	$2.92	22d	1	1.34mi
222 Lakeland Ave Unit I4 Sayville, NY	1.0	1.0	735	$2,520	$3.43	44d	1	1.36mi
49 Island Blvd Unit 49B Bohemia, NY	2.0	1.0	1091	$3,100	$2.84	44d	1	1.37mi
219 Lakeland Ave Unit 1-7B Sayville, NY	2.0	1.0	950	$2,895	$3.05	44d	1	1.37mi
31 Briarlane Walk Unit 31 Holbrook, NY	1.0	1.0	775	$2,520	$3.25	5d	1	1.38mi
23 Briarlane Walk Unit 23 Holbrook, NY	2.0	1.0	950	$3,000	$3.16	15d	1	1.39mi
47 Island Blvd Bohemia, NY	1.0–2.0	1.0	917	$3,100	$3.38	1d	1	1.40mi
102 Sunlight Walk Holbrook, NY	1.0–3.0	1.0–2.0	1141	$3,715	$3.25	1d	1	1.43mi
7 Twilight Walk Unit 7 Holbrook, NY	1.0	1.0	775	$2,495	$3.22	44d	1	1.43mi
90 Moonlight Walk Unit 90 Holbrook, NY	1.0	1.0	700	$2,430	$3.47	44d	1	1.49mi
125 Moonlight Walk Unit 125 Holbrook, NY	2.0	1.0	950	$3,085	$3.25	44d	1	1.49mi

Listing history 4 events

1. 2026-03-31
   listed $229,000 Active 467-char remark

   Show marketing remark (467 chars)

   Come see this ready to move in home that has some new upgrades including bathroom renovation, new windows, new flooring, new roof and HVAC system!! Has a deck and a partial fenced yard. Close to Public Transportation, shops, schools, Monthly HOA fees are $1411 per month which includes property taxes, land rent, water, sewer, garbage and snow removal.. This is a non age-restricted community, pet friendly and welcome to all! This home is NYS STAR discount eligible

2. 2024-10-28
   soldstatus $200,000 Closed 499-char remark

   Show marketing remark (499 chars)

   Come see this newly renovated home!! Many new upgrades including bathroom renovation, new windows, new flooring, new roof and HVAC system!! Has a deck and a partial fenced yard. Close to Public Transportation, shops, schools, Monthly HOA fees are $1144.71. this includes property taxes, land rent, water, sewer, garbage and snow removal.. This is a non age-restricted community, pet friendly and welcome to all! This home is NYS STAR discount eligible., Additional information: Appearance:EXCELLENT

3. 2024-09-21
   status Pending 499-char remark

   Show marketing remark (499 chars)

   Come see this newly renovated home!! Many new upgrades including bathroom renovation, new windows, new flooring, new roof and HVAC system!! Has a deck and a partial fenced yard. Close to Public Transportation, shops, schools, Monthly HOA fees are $1144.71. this includes property taxes, land rent, water, sewer, garbage and snow removal.. This is a non age-restricted community, pet friendly and welcome to all! This home is NYS STAR discount eligible., Additional information: Appearance:EXCELLENT

4. 2024-05-01
   listed $199,000 Active 499-char remark

   Show marketing remark (499 chars)

   Come see this newly renovated home!! Many new upgrades including bathroom renovation, new windows, new flooring, new roof and HVAC system!! Has a deck and a partial fenced yard. Close to Public Transportation, shops, schools, Monthly HOA fees are $1144.71. this includes property taxes, land rent, water, sewer, garbage and snow removal.. This is a non age-restricted community, pet friendly and welcome to all! This home is NYS STAR discount eligible., Additional information: Appearance:EXCELLENT

ⓘ 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 1/10 Low
• 🌡 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: $34,029
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,722
• − Management: −$2,722
• − Depreciation: −$6,662
• Taxable income: $4,515
• Est. tax owed @ 24.0%: −$1,083
• After-tax cash flow: $6,808/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 — Bohemia

• Score: 62/100
• State rank: #838
• US rank: #16290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bohemia, NY
• City population: 9,750
• Population (ZIP): 9,750

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Scotch-Irish 1% Slovak 1%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 5% 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: ▼ -213.58%
• Current HPI: 304.9735
• 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

+15.1% since first listed

4 events — show timeline

• 2026-03-31 Listed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-28 Sold (MLS) $200,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-05-01 Listed $199,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2014): $299 · +1.0% YoY. Source: county tax records.