17 Wentworth Dr · Dix Hills, NY 11746

$675,000

4 bd · 2.5 ba · 1,900 sqft · SingleFamily · 14 Days on market

Built 1964 6,970 sqft lot $355/sqft · 21% below area Est $859k · 21% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +7.2/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 17 Wentworth Dr. , a maintained 4-bedroom, 2.5-bath Colonial/Splanch in desirable Dix Hills, located in the Half Hollow Hills School District. This home offers a functional, multi-level layout with a formal dining room, eat-in kitchen, and den with sliders to a private patio and fenced yard with in-ground sprinklers. A few steps up leads to a bright living room with wood floors (under the carpet), while the upper level features three bedrooms, a full bath, and a spacious primary suite with its own full bath, full access closet, and additional storage. Additional highlights include a partial basement (oil tank, burner, work bench, storage), attic, one-car garage, and key updates s

Key facts

• Formal dining room
• Fenced yard
• Private patio

Tags

• MULTI-LEVEL LAYOUT
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• PRIVATE PATIO
• FENCED YARD
• IN-GROUND SPRINKLERS

Property features AI

Exterior

• Parking: Driveway; 1-car garage; No carport
• Utilities: Electricity connected; Water connected; Public trash collection; Cesspool sewer
• Home design: Single family residence; Actual property condition
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Cooktop; Electric oven
• Bedrooms: 8 total rooms (bedrooms count not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Primary bathroom; Multi/split and tri-level layout; Partial basement; Full attic
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $-690 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $553k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $445k (34.1% below list).
• Recommended offer: $445k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 1.2% in Dix Hills — 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 66/100 on livability (#652 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.
• Half Hollow Hills Central School District (suburban): math 79% / reading 75% proficiency, ranked #41 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Paumanok Elementary School (math 82% / reading 77%, grade A, #188 of 2,108 statewide, top 11%, 574 students, 21% FRL); West Hollow Middle School (math 71% / reading 69%, grade A, #86 of 729 statewide, top 12%, 969 students, 22% FRL); Half Hollow Hills High School East (math 95% / reading 92%, grade A+, #131 of 1,100 statewide, top 13%, 1,473 students, 23% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 313 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($165k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $444,576 (34.1% 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. Built in 1964 — 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 A-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. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 12.7

CMA / ARV

• ARV (median comp): $859,083
• List price: $675,000
• Delta: -21.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Clarendon St	0.07mi	4/2.0	1,941 (+2%)	0mo	$765,000	$394	91
14 Arcadia Dr	0.23mi	4/2.5	1,900 (0%)	1mo	$660,000	$347	88
5 Arcadia Dr	0.23mi	3/3.0 (-1)	1,900 (0%)	8mo	$885,000	$466	76
2 Greenpine Ct	0.32mi	3/2.0 (-1)	1,880 (-1%)	3mo	$900,000	$479	74
19 Foothill Ln	0.33mi	4/2.5	1,957 (+3%)	7mo	$820,000	$419	74
3 Candlestick Ct	0.44mi	4/3.0	2,000 (+5%)	2mo	$900,000	$450	67
48 Fairfield Dr	0.56mi	4/2.0	1,969 (+4%)	3mo	$875,000	$444	63
19 Madison Ave	0.58mi	4/3.5	2,000 (+5%)	6mo	$890,000	$445	55
27 Bruno Ln	0.37mi	4/2.0	2,166 (+14%)	3mo	$821,000	$379	54
10 Talman Pl	0.47mi	3/2.0 (-1)	1,700 (-10%)	8mo	$675,000	$397	47
47 Pearsall Pl	0.63mi	3/3.0 (-1)	1,738 (-8%)	4mo	$704,000	$405	46
286 Old Country Rd	0.45mi	5/3.0 (+1)	2,176 (+14%)	5mo	$805,000	$370	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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.22×
• Total profit: $-146,558
• Equity at exit: $100,645

10-year hold

• IRR: -13.4%
• Equity multiple: 0.18×
• Total profit: $-155,486
• Equity at exit: $58,362

Cash invested: $189,000 (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 11746

• Rents YoY: 4.5%
• Active inventory: 313
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $4,446 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$381 /mo · $4,575/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$934
• Net cashflow: $-690

Break-even live

Break-even rent $5,319

Max offer price $553,082

Occupancy floor —

Sensitivity live

Price	-10% $-308	-5% $-499	+0% $-690	+5% $-881	+10% $-1,072
Rent	-10% $-1,041	-5% $-866	+0% $-690	+5% $-515	+10% $-339
Rate	-1.0pp $-350	-0.5pp $-518	base $-690	+0.5pp $-865	+1.0pp $-1,043

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Seaman Neck Rd Dix Hills, NY	3.0	1.0	1400	$3,800	$2.71	0d	1	0.18mi
290 Eastwood Ave Deer Park, NY	4.0	2.5	2400	$7,000	$2.92	45d	1	0.89mi
335 Gillette St Dix Hills, NY	3.0	1.0	1400	$3,650	$2.61	13d	1	1.14mi
601 Old Country Rd Deer Park, NY	4.0	1.0	1945	$4,000	$2.06	17d	1	1.23mi

Listing history 2 events

1. 2026-05-13
   status Pending 887-char remark
2. 2026-04-29
   listed $675,000 Active 887-char remark

ⓘ 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: $4,575 · $381/mo
• Projected year-2 tax: $7,991 · $666/mo
• Expected delta: +$3,416/yr (+$285/mo · 74.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $53,349
• − Mortgage interest: −$37,810
• − Property taxes: −$4,575
• − Insurance: −$3,375
• − Repairs & maintenance: −$4,268
• − Management: −$4,268
• − Depreciation: −$19,636
• Taxable loss: −$20,584
• Est. tax savings @ 24.0%: +$4,940
• After-tax cash flow: $-3,342/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: Half Hollow Hills Central School District
• NCES district ID: 3613290
• Math proficiency: 79% ▲ 1.00%
• Reading proficiency: 75% ▲ 5.00%
• Median HH income: $120,022
• Composite: 71.89/100
• National rank: #215
• State rank: #41 of 590 in NY

Livability — Dix Hills

• Score: 66/100
• State rank: #652
• US rank: #12157

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: Dix Hills, NY
• County: Suffolk County · 679,920 people
• City population: 66,883
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 65,747
• Household income: $164,589
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 627.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 10% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 70% English-only · Spanish 15% Other Indo-European 6% Chinese 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: ▼ -715.60%
• Current HPI: 317.5657
• Rent YoY: ▲ 4.54%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

2 events — show timeline

• 2026-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $675,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-2.6%/yr

Latest (2025): $4,575 · +0.0% YoY. Source: county tax records.