188 South Country Rd · Remsenburg-Speonk, NY 11960

$1,399,999

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 3 Days on market

Built 2008 7,405 sqft lot

---

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 +18.7/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful Modern Country Home In Remsenburg. Wonderfully Appointed Home Boasts High Ceilings, Eat In Kitchen With Stainless Steel Appliances, And Living Room Which Leads Out To A Screened In Porch. First Floor Bedroom And Bath. Master Bedroom/ Bath Upstairs With Second Bedroom And Half Bath. Enjoy Beautiful Landscaped Backyard With Pergola Covered Hot Tub And Permit For Pool., Additional information: Appearance:Pristine,Separate Hotwater Heater:Yes

Key facts

• Landscaped backyard
• Rear enclosed porch
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• REAR ENCLOSED PORCH
• LANDSCAPED BACKYARD
• COVERED PERGOLA
• VARIANCE FOR SWIMMING POOL
• CLOSE PROXIMITY TO LIRR

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electric service by PSEG; Cesspool septic; Utilities: see remarks
• Home design: Manufactured single-family home; Measured living area
• Construction: Full basement; Scuttle attic
• Exterior features: Back-yard fencing; Cabana; Pergola; Covered, screened patio

Interior

• Kitchen: Kitchen island; Marble counters; Open, eat-in kitchen; Stainless steel appliances
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (propane)
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Entrance foyer; High ceilings; Kitchen island; Marble counters; Open floorplan; Open kitchen; Primary bathroom; Recessed lighting; Smart thermostat; Storage; Walk-through kitchen; Covered, screened patio
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.40M (0.1% below list).
• Recommended offer: $1.40M (0.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Remsenburg-Speonk Union Free School District (suburban): math 60% / reading 40% proficiency, ranked #389 of 755 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Remsenburg-Speonk Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 122 students, 36% FRL) — zoned schools average 36% FRL vs 10% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 $119k of equity ($10k loan paydown + $109k appreciation (7.8% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $392k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$190k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $725k; list at $1.40M implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $1,398,404 (0.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $900,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Heather Dr	0.48mi	3/2.5	1,650 (-8%)	1mo	$1,350,000	$818	60
56 Nidzyn Ave	0.15mi	4/2.5 (+1)	2,033 (+13%)	7mo	$1,615,000	$794	59
3 Seatuck Ln	0.71mi	3/2.0	1,856 (+3%)	5mo	$1,690,000	$911	57
24 Crestview Dr	0.56mi	3/2.5	1,780 (-1%)	18mo	$890,000	$500	55
22 Nidzyn Ave	0.59mi	3/2.0	1,712 (-5%)	12mo	$805,000	$470	54
16 Heather Dr	0.51mi	4/2.0 (+1)	1,925 (+7%)	8mo	$825,000	$429	52
15 Crest Dr	0.54mi	3/2.0	1,600 (-11%)	7mo	$613,500	$383	50

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

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.65×
• Total profit: $647,249
• Equity at exit: $1,045,441

10-year hold

• IRR: 20.9%
• Equity multiple: 5.62×
• Total profit: $1,812,970
• Equity at exit: $2,058,089

Cash invested: $392,000 (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 11960

• Home prices YoY: 2.1%
• Active inventory: 40
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $13,984 medium
• Mortgage (P&I): −$7,342
• Tax est. 1.5%: −$1,750 /mo · $21,000/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,937
• Net cashflow: $1,372

Break-even live

Break-even rent $12,247

Max offer price $1,399,999

Occupancy floor 85%

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	1d	1	0.37mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	1d	1	1.09mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	1d	1	1.25mi

Listing history 2 events

1. 2026-06-01
   days on market $1,399,999 Active 3 DOM
2. 2026-05-31
   days on market $1,399,999 Active 2 DOM

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

Taxation est. · year 1

• Rental income: $167,808
• − Mortgage interest: −$78,422
• − Property taxes: −$21,000
• − Insurance: −$7,000
• − Repairs & maintenance: −$13,425
• − Management: −$13,425
• − Depreciation: −$40,727
• Taxable loss: −$6,190
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $17,953/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: Remsenburg-Speonk Union Free School District
• NCES district ID: 3624420
• Math proficiency: 60% ▲ 10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $79,972
• Composite: 47.7/100
• National rank: #4915
• State rank: #389 of 755 in NY

Livability — Remsenburg-Speonk

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Remsenburg-Speonk, NY
• City population: 1,346
• Population (ZIP): 1,037

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 9% Romanian 8% Scotch-Irish 1%
• Foreign-born: 3%

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: ▲ 7.81%
• Current HPI: 386.454
• 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

+100.3% since first listed

16 events — show timeline

• 2026-05-29 Listed $1,399,999 OneKey® MLS as Distributed by MLS Grid
• 2025-12-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Listed $1,475,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-20 Sold (MLS) $725,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-07-24 Price Changed $755,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-12 Price Changed $775,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-08 Price Changed $795,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-08 Listed $825,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-22 Sold (MLS) $665,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-22 Sold (MLS) $665,000 MLSLI
• 2016-08-01 Pending — MLSLI
• 2016-05-27 Listed $699,000 MLSLI
• 2016-05-27 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-02-12 Listed $699,000 OneKey® MLS as Distributed by MLS Grid