743 Hoffman Ave · North Bellport, NY 11713

$229,900

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 2 Days on market

Built 1953 7,405 sqft lot Est $392k · 41% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman Special - 3 Bedrooms, 1 bath, full basement, 75x100 property. Low taxes!

Key facts

• 7,405 sq ft lot
• Built 1953
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Cap rate 12.0% vs local median 4.9% in North Bellport — 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 62/100 on livability (#842 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• South Country Central School District (suburban): math 50% / reading 44% proficiency, ranked #460 of 755 in NY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frank P Long Intermediate School (math 10% / reading 50%, grade F, #1,702 of 2,108 statewide, top 82%, 576 students, 58% FRL); Bellport Middle School (math 64% / reading 54%, grade B, #161 of 729 statewide, top 24%, 838 students, 56% FRL); Bellport Senior High School (math 86% / reading 64%, grade A-, #630 of 1,100 statewide, top 57%, 1,392 students, 52% FRL).
• Market conditions: 57 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,900

Questions for the listing agent

1. Built in 1953 — 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 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?
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: 1.54% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.41%
• DSCR: 1.91
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $392,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
743 Hoffman Ave	0.00mi	3/1.0	896 (0%)	1mo	$240,000	$268	99
717 Doane Ave	0.08mi	3/1.0	896 (0%)	1mo	$444,000	$496	95
833 Doane Ave	0.14mi	3/1.0	950 (+6%)	9mo	$415,000	$437	76
603 Doane Ave	0.26mi	3/1.0	836 (-7%)	2mo	$410,000	$490	75
609 Michigan Ave	0.29mi	3/1.0	968 (+8%)	7mo	$419,000	$433	68
623 Meade Ave	0.41mi	3/1.0	850 (-5%)	9mo	$355,000	$418	65
803 Meade Ave	0.36mi	3/1.0	792 (-12%)	3mo	$440,000	$556	61
506 Scherger Ave	0.64mi	4/1.0 (+1)	908 (+1%)	4mo	$455,000	$501	59
941 Provost Ave	0.44mi	3/1.0	964 (+8%)	9mo	$400,000	$415	59
656 Scherger Ave	0.51mi	3/1.0	828 (-8%)	6mo	$463,500	$560	58
917 Provost Ave	0.40mi	3/1.0	800 (-11%)	8mo	$350,000	$438	57
625 Scherger Ave	0.50mi	3/1.0	1,000 (+12%)	10mo	$399,000	$399	49

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $32,607
• Equity at exit: $34,279

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $118,700
• Equity at exit: $19,878

Cash invested: $64,372 (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 11713

• Home prices YoY: -26.0%
• Active inventory: 57
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,545 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$405 /mo · $4,854/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $1,095

Break-even live

Break-even rent $2,159

Max offer price $229,900

Occupancy floor 64%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 Post Ave Bellport, NY	3.0	1.0	1008	$3,350	$3.32	10d	1	0.25mi
640 Post Ave Bellport, NY	3.0	1.0	1024	$3,600	$3.52	10d	1	0.26mi
849 Walker Ave Bellport, NY	3.0	1.0	884	$3,500	$3.96	4d	1	0.34mi
718 Provost Ave Bellport, NY	4.0	1.0	1100	$4,000	$3.64	43d	1	0.35mi
47 Station Rd Bellport, NY	2.0	1.0	1104	$3,500	$3.17	43d	1	1.45mi
1000 Sutton CT E Patchogue, NY	2.0	2.0	1084	$3,375	$3.11	1d	6	1.46mi
200 La Bonne Vie Dr East Patchogue, NY	1.0–2.0	1.0	840	$3,100	$3.69	1d	15	1.49mi

Listing history 2 events

1. 2026-01-21
   status Pending
2. 2026-01-19
   listed $229,900 Active

ⓘ 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: $4,854 · $405/mo
• Projected year-2 tax: $4,854 · $405/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 18 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: $42,544
• − Mortgage interest: −$12,878
• − Property taxes: −$4,854
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,404
• − Management: −$3,404
• − Depreciation: −$6,688
• Taxable income: $10,168
• Est. tax owed @ 24.0%: −$2,440
• After-tax cash flow: $10,699/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: South Country Central School District
• NCES district ID: 3600008
• Math proficiency: 50% ▲ 4.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $74,049
• Composite: 44.75/100
• National rank: #5960
• State rank: #460 of 755 in NY

Livability — North Bellport

• Score: 62/100
• State rank: #842
• US rank: #16345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bellport, NY
• City population: 9,236
• Population (ZIP): 9,236

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 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 30% Black 14% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 4% Italian 1% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 23% 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: ▼ -148.23%
• Current HPI: 421.2165
• 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

2 events — show timeline

• 2026-01-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-19 Listed $229,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $4,854 · +0.0% YoY. Source: county tax records.