84 Riviera Dr · Mastic, NY 11950

$399,999

4 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 11 Days on market

Built 1940 6,098 sqft lot $315/sqft · 18% below area Est $490k · 18% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy beautiful waterview’s from this delightful Cape Cod offers the perfect blend of charm, comfort, and location. Nestled on a peaceful, tree-lined street, this 4 bedroom home welcomes you with a warm atmosphere, sunlit interiors, and classic architectural details that create an inviting place to call home. Whether you're seeking a year-round residence, a weekend escape, or an opportunity to personalize a home with character, this property delivers a rare combination of water views and everyday convenience. Step inside to find beautiful wood floors, elegant crown molding, and a cozy wood-burning fireplace that serves as the heart of the home, creating the perfect setting for relaxin

Key facts

• Wood floors
• Tree lined street
• Updated roof

Tags

• WATERVIEWS
• TREE LINED STREET
• WOOD FLOORS
• CROWN MOLDING
• WOOD BURNING FIREPLACE
• UPDATED ROOF

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Electric service by PSEG; Water available; Public trash collection; Cable available; Electricity available; No sewer service
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront; No additional parcels

Interior

• Kitchen: Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; No central cooling
• Interior features: First-floor full bathroom; Unfinished basement; Attic details: see remarks; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $49 ($585/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 $368k (8.0% below list).
• Recommended offer: $368k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.7% in Mastic — 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 63/100 on livability (#816 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: crime D, amenities F, commute F.
• William Floyd Union Free School District (suburban): math 48% / reading 57% proficiency, ranked #309 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Moriches Elementary School (math 52% / reading 57%, grade C, #908 of 2,108 statewide, top 46%, 822 students, 57% FRL); William Floyd Middle School (math 36% / reading 47%, grade F, #394 of 729 statewide, top 55%, 1,053 students, 54% FRL); William Floyd High School (math 65% / reading 87%, grade A-, #616 of 1,100 statewide, top 57%, 3,013 students, 54% FRL).
• Market conditions: 100 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $3k of loan paydown is wiped out by about $12k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $102k; list at $400k implies a 290% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $367,902 (8.0% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.92% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $489,687
• List price: $399,999
• Delta: -8.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Shinnecock Ave	0.29mi	3/1.0 (-1)	1,300 (+2%)	4mo	$450,000	$346	74
136 B Hampton Ave	0.48mi	3/1.0 (-1)	1,260 (-1%)	0mo	$450,000	$357	71
115 Coventry Ave	0.22mi	3/1.0 (-1)	1,164 (-8%)	4mo	$375,000	$322	68
108 Riviera Dr	0.20mi	3/2.0 (-1)	1,200 (-6%)	7mo	$500,000	$417	67
24 Dover Ave	0.37mi	3/2.0 (-1)	1,224 (-4%)	6mo	$530,000	$433	62
145A Hampton Ave	0.46mi	3/2.5 (-1)	1,322 (+4%)	3mo	$525,000	$397	58
77 Poospatuck Ln	0.32mi	3/2.0 (-1)	1,152 (-9%)	5mo	$355,000	$308	57
145 Clinton Ave	0.73mi	3/1.0 (-1)	1,278 (+1%)	6mo	$430,000	$336	55
180 Main Ave	0.31mi	3/1.0 (-1)	1,082 (-15%)	5mo	$430,000	$397	52
169 Pawnee Ave	0.44mi	3/1.5 (-1)	1,100 (-13%)	7mo	$430,000	$391	44
155 Moriches Ave	0.51mi	3/2.0 (-1)	1,408 (+11%)	6mo	$355,000	$252	44
118 Moriches Ave	0.64mi	3/2.0 (-1)	1,451 (+14%)	2mo	$570,000	$393	36

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-61,597
• Equity at exit: $59,641

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-49,177
• Equity at exit: $34,585

Cash invested: $112,000 (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 11950

• Home prices YoY: -33.2%
• Active inventory: 100
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,679 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$167
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $49

Break-even live

Break-even rent $3,617

Max offer price $399,999

Occupancy floor 94%

Sensitivity live

Price	-10% $275	-5% $162	+0% $49	+5% $-64	+10% $-178
Rent	-10% $-242	-5% $-97	+0% $49	+5% $194	+10% $339
Rate	-1.0pp $250	-0.5pp $151	base $49	+0.5pp $-55	+1.0pp $-160

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Eleanor Ave Mastic, NY	3.0	1.0	975	$3,500	$3.59	26d	1	0.56mi
61 Montgomery Ave Mastic, NY	3.0	2.0	1025	$3,400	$3.32	21d	1	1.13mi
14 Titmus Dr Mastic, NY	4.0	1.0	1428	$3,800	$2.66	46d	1	1.18mi
61 Gores Dr Mastic, NY	4.0	2.0	1397	$4,200	$3.01	0d	1	1.34mi

Listing history 12 events

1. 2026-06-21
   days on market $399,999 Active 11 DOM
2. 2026-06-18
   days on market $399,999 Active 8 DOM
3. 2026-06-17
   days on market $399,999 Active 7 DOM
4. 2026-06-16
   days on market $399,999 Active 6 DOM
5. 2026-06-15
   days on market $399,999 Active 5 DOM
6. 2026-06-13
   days on market $399,999 Active 3 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   pricestatusdays on marketlisting id $399,999 Active 2 DOM
9. 2026-05-16
   historical
10. 2025-11-15
    listed $449,000 Active
11. 1988-02-16
    soldstatus $102,500
12. 1986-10-20
    soldstatus $52,000

ⓘ 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: $1,595 · $133/mo
• Projected year-2 tax: $4,177 · $348/mo
• Expected delta: +$2,583/yr (+$215/mo · 161.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 19 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: $44,148
• − Mortgage interest: −$22,406
• − Property taxes: −$1,595
• − Insurance: −$7,525
• − Repairs & maintenance: −$3,532
• − Management: −$3,532
• − Depreciation: −$11,636
• Taxable loss: −$6,078
• Est. tax savings @ 24.0%: +$1,459
• After-tax cash flow: $2,044/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: William Floyd Union Free School District
• NCES district ID: 3618690
• Math proficiency: 48% ▲ 3.00%
• Reading proficiency: 57% ▲ 11.00%
• Median HH income: $70,564
• Composite: 46.79/100
• National rank: #2383
• State rank: #309 of 590 in NY

Livability — Mastic

• Score: 63/100
• State rank: #816
• US rank: #15786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mastic, NY
• City population: 16,944
• Population (ZIP): 16,944

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 30% Two or more races 15% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 8%
• Common ancestry: Romanian 3% Scotch-Irish 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 20% 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: ▼ -228.55%
• Current HPI: 460.0878
• 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

+669.2% since first listed

5 events — show timeline

• 2026-06-08 Listed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-15 Listed $449,000 OneKey® MLS as Distributed by MLS Grid
• 1988-02-16 Sold (Public Records) $102,500 Public Records
• 1986-10-20 Sold (Public Records) $52,000 Public Records

Property tax history

-6.2%/yr

Latest (2025): $1,595 · +0.0% YoY. Source: county tax records.