11 Hatcher Ct · North Amityville, NY 11701

$399,999

4 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 11 Days on market

Built 1927 0.38 ac lot Est $587k · 32% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Located on a quiet cul-de-sac, 11 Hatcher Ct offers a blend of comfort and convenience. This home features a practical layout with great potential, set in a convenient location close to shopping, dining, and transportation. The home requires some updating and is perfect for buyers ready to bring their ideas and creativity.

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1927

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 $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Cap rate 8.8% vs local median 3.8% in North Amityville — 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 64/100 on livability (#770 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute B; Watch: crime C-, amenities F, cost of living F.
• Amityville Union Free School District (suburban): math 23% / reading 28% proficiency, ranked #579 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northwest Elementary School (564 students, 62% FRL); Edmund W Miles Middle School (math 10% / reading 30%, grade F, #666 of 729 statewide, top 93%, 599 students, 75% FRL); Amityville Memorial High School (math 68% / reading 34%, grade D+, #969 of 1,100 statewide, top 88%, 968 students, 70% FRL).
• Market conditions: 123 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 43% of the median local income ($117k/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 $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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,999

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $586,957
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Coolidge Ave	0.11mi	3/1.0 (-1)	1,190 (+1%)	6mo	$409,000	$344	84
22 Francine Dr N	0.51mi	4/3.0	1,160 (-2%)	1mo	$673,000	$580	65
16 Joyce Ave	0.40mi	3/2.0 (-1)	1,138 (-4%)	3mo	$629,000	$553	64
6 Ford Dr W	0.59mi	4/1.0	1,142 (-3%)	6mo	$565,000	$495	62
27 Francine Dr N	0.59mi	4/1.0	1,162 (-2%)	10mo	$560,000	$482	61
85 Williams Ave	0.45mi	3/2.0 (-1)	1,100 (-7%)	6mo	$598,000	$544	53
33 Ford Dr S	0.55mi	3/1.0 (-1)	1,304 (+10%)	0mo	$715,000	$548	52
283 Washington Ave	0.47mi	3/2.0 (-1)	1,347 (+14%)	2mo	$450,000	$334	44
60 Overland Ave	0.70mi	3/2.0 (-1)	1,232 (+4%)	8mo	$520,000	$422	44
46 Ford Dr W	0.62mi	3/2.0 (-1)	1,322 (+12%)	1mo	$640,000	$484	41
16 Ford Dr W	0.59mi	3/2.0 (-1)	1,053 (-11%)	10mo	$640,000	$608	37
1 Somerset Rd W	0.60mi	3/2.0 (-1)	1,007 (-15%)	8mo	$500,000	$497	32

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-12,120
• Equity at exit: $59,641

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $56,938
• 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 11701

• Active inventory: 123
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $4,150 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$185 /mo · $2,215/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $829

Break-even live

Break-even rent $3,100

Max offer price $399,999

Occupancy floor 75%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
366 Broadway Amityville, NY	3.0	1.0–2.5	1354	$5,070	$3.74	1d	1	0.65mi
158 Oldfield Ave Amityville, NY	3.0	2.0	1200	$3,100	$2.58	18d	1	1.17mi
71 Carmans Rd Farmingdale, NY	4.0	2.0	1365	$3,700	$2.71	44d	1	1.38mi

Listing history 3 events

1. 2026-02-27
   status Pending
2. 2026-01-10
   listed $399,999 Active
3. 2026-01-03
   historical $399,999

ⓘ 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: $2,215 · $185/mo
• Projected year-2 tax: $4,487 · $374/mo
• Expected delta: +$2,273/yr (+$189/mo · 102.6%)

ⓘ 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 6/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,797
• − Mortgage interest: −$22,406
• − Property taxes: −$2,215
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,984
• − Management: −$3,984
• − Depreciation: −$11,636
• Taxable income: $3,572
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $9,096/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: Amityville Union Free School District
• NCES district ID: 3602940
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $70,995
• Composite: 24.47/100
• National rank: #7663
• State rank: #579 of 590 in NY

Livability — North Amityville

• Score: 64/100
• State rank: #770
• US rank: #14746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Amityville, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,509
• Household income: $117,033
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 959.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 37% Black 28% Hispanic / Latino 28% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Slovak 1%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 71% English-only · Spanish 20% French/Haitian/Cajun 3% Other Indo-European 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: ▼ -345.15%
• Current HPI: 306.4465
• Rent YoY: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-02-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-10 Listed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-03 Coming Soon $399,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $2,215 · +0.0% YoY. Source: county tax records.