136 1st St · Brentwood, NY 11717

$675,000

5 bd · 2.0 ba · 2,504 sqft · MultiFamily public records · 24 Days on market

Built 1948 0.34 ac lot $270/sqft · 10% below area Est $754k · 10% 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 +12.2/15.0
• Cash flow +11.7/30.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Excellent investment opportunity in the heart of Brentwood. Conveniently located near major highways, shopping, schools, public transportation and local amenities. Do not miss the chance to secure a valuable asset with great potential.

Key facts

• 0.34 acre lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Cesspool sewer; Utilities: see remarks
• Home design: Single-family residence; Living area reported from public records
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Refrigerator included
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; No central cooling
• Interior features: Eat-in kitchen; Basement (see remarks); Attic (see remarks); 7 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $641k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $580k (14.1% below list).
• Recommended offer: $580k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% in Brentwood — 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 75/100 on livability (#242 in NY, #3,816 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D, amenities F, cost of living F.
• Brentwood Union Free School District (suburban): math 35% / reading 35% proficiency, ranked #542 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oak Park Elementary School (math 32% / reading 57%, grade F, #1,277 of 2,108 statewide, top 64%, 711 students, 87% FRL); West Middle School (math 24% / reading 33%, grade F, #569 of 729 statewide, top 78%, 848 students, 78% FRL); Brentwood High School (math 83% / reading 67%, grade A-, #631 of 1,100 statewide, top 58%, 4,641 students, 80% FRL) — zoned schools average 81% FRL vs 66% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 49% at this address vs 35% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Brentwood Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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

• It's been on market 24 days — a 2% lower offer ($665k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $675k implies a 514% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $580,000 (14.1% 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 1948 — 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 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. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (median comp): $753,756
• List price: $675,000
• Delta: -10.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-121,583
• Equity at exit: $100,645

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-121,154
• 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 11717

• Active inventory: 125
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $5,800 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$955 /mo · $11,460/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,218
• Net cashflow: $-194

Break-even live

Break-even rent $6,046

Max offer price $640,718

Occupancy floor 98%

Sensitivity live

Price	-10% $188	-5% $-3	+0% $-194	+5% $-385	+10% $-576
Rent	-10% $-652	-5% $-423	+0% $-194	+5% $35	+10% $264
Rate	-1.0pp $146	-0.5pp $-22	base $-194	+0.5pp $-369	+1.0pp $-547

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Grant Ave Brentwood, NY	5.0	3.0	2274	$5,800	$2.55	23d	1	0.38mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $675,000 Pending 24 DOM
2. 2026-06-04
   days on market $675,000 Active 23 DOM
3. 2026-06-03
   days on market $675,000 Active 22 DOM
4. 2026-06-02
   days on market $675,000 Active 21 DOM
5. 2026-06-01
   days on market $675,000 Active 20 DOM
6. 2026-05-31
   days on market $675,000 Active 19 DOM
7. 2026-05-13
   listed $675,000 Active 235-char remark
8. 2026-05-11
   historical $675,000 235-char remark
9. 2026-05-11
   historical
10. 2026-05-08
    historical
11. 2026-05-08
    historical
12. 2026-05-07
    historical
13. 1997-04-08
    soldstatus $110,000

ⓘ 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: $11,460 · $955/mo
• Projected year-2 tax: $11,460 · $955/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 16 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: $69,600
• − Mortgage interest: −$37,810
• − Property taxes: −$11,460
• − Insurance: −$3,375
• − Repairs & maintenance: −$5,568
• − Management: −$5,568
• − Depreciation: −$19,636
• Taxable loss: −$13,818
• Est. tax savings @ 24.0%: +$3,316
• After-tax cash flow: $988/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: Brentwood Union Free School District
• NCES district ID: 3605280
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $71,840
• Composite: 32.44/100
• National rank: #5722
• State rank: #542 of 590 in NY

Livability — Brentwood

• Score: 75/100
• State rank: #242
• US rank: #3816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, NY

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▼ -380.71%
• Current HPI: 391.2532
• 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

+513.6% since first listed

8 events — show timeline

• 2026-06-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listed $675,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Coming Soon $675,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 1997-04-08 Sold (Public Records) $110,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $11,460 · +0.0% YoY. Source: county tax records.