50 Ridgedale Ave · Farmingville, NY 11738

$329,950

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 37 Days on market

Built 1939 0.34 ac lot $356/sqft · 41% below area Est $561k · 41% 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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Schools +6.6/10.0
• 1% rule +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Ranch Style Home Features 2 Bedrooms, Full Bath, Formal Dining Room & Eat In Kitchen. The information provided is estimated to the best of our abilities at this time.

Key facts

• 0.34 acre lot
• Built 1939
• Listed 37 days

Property features AI

Exterior

• Parking: Driveway; No carport
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Single family residence; One story
• Construction: Frame construction
• Exterior features: Front yard; Back yard; Not waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One-level home
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Formal dining
• Laundry & utility: Basement (partial)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-15 ($-184/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (7.1% below list).
• Recommended offer: $307k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.3% in Farmingville — 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 67/100 on livability (#592 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: amenities F, commute F, cost of living F.
• Sachem Central School District (suburban): math 69% / reading 76% proficiency, ranked #86 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Lynwood Avenue School (math 57% / reading 67%, grade B, #675 of 2,108 statewide, top 35%, 572 students, 37% FRL); Sagamore Middle School (math 44% / reading 57%, grade C, #259 of 729 statewide, top 36%, 933 students, 30% FRL); Sachem High School East (math 94% / reading 93%, grade A+, #131 of 1,100 statewide, top 13%, 2,082 students, 28% FRL) — zoned schools average 32% FRL vs 15% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of loan paydown is wiped out by about $10k 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 37 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago 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 $110k; list at $330k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $306,594 (7.1% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 0.93% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

• ARV (median comp): $561,184
• List price: $329,950
• Delta: -41.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Woodycrest Dr	0.16mi	3/3.0 (+1)	938 (+1%)	2mo	$575,000	$613	76
5523 Expressway Dr N	0.27mi	2/1.0	792 (-15%)	12mo	$310,000	$391	53
25 Powell Ave	0.61mi	3/1.0 (+1)	1,000 (+8%)	8mo	$575,000	$575	47

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-54,298
• Equity at exit: $49,197

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-47,956
• Equity at exit: $28,528

Cash invested: $92,386 (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 11738

• Active inventory: 66
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,066 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$570 /mo · $6,835/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-15

Break-even live

Break-even rent $3,085

Max offer price $327,247

Occupancy floor 96%

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: $82,488
• Closing costs: $9,898
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Cassa Loop Unit 98 Holtsville, NY	1.0	1.0	975	$2,850	$2.92	24d	1	1.19mi
2 Victorian Ct Holtsville, NY	1.0–2.0	1.0–2.0	1037	$3,295	$3.18	5d	1	1.23mi
19 Cassa Loop Unit 19 Holtsville, NY	1.0	1.0	975	$2,875	$2.95	24d	1	1.31mi
287 Cassa Loop Unit 287 Holtsville, NY	2.0	2.0	1100	$3,295	$3.00	43d	1	1.34mi

Listing history 24 events

1. 2026-06-18
   days on market $329,950 Active 37 DOM
2. 2026-06-17
   days on market $329,950 Active 36 DOM
3. 2026-06-16
   days on market $329,950 Active 35 DOM
4. 2026-06-15
   days on market $329,950 Active 34 DOM
5. 2026-06-13
   days on market $329,950 Active 32 DOM
6. 2026-06-13
   days on market $329,950 Active 31 DOM
7. 2026-06-09
   days on market $329,950 Active 28 DOM
8. 2026-06-08
   days on market $329,950 Active 27 DOM
9. 2026-06-07
   days on market $329,950 Active 26 DOM
10. 2026-06-04
    days on market $329,950 Active 23 DOM
11. 2026-06-03
    days on market $329,950 Active 22 DOM
12. 2026-06-02
    days on market $329,950 Active 21 DOM
13. 2026-06-01
    days on market $329,950 Active 20 DOM
14. 2026-05-31
    days on market $329,950 Active 19 DOM
15. 2026-05-11
    listed $329,950 Active 175-char remark
16. 2024-09-13
    historical
17. 2024-08-06
    listed $389,990 Active
18. 2024-08-05
    historical
19. 2014-05-21
    historical
20. 2014-04-30
    listed $162,500
21. 2014-02-01
    historical
22. 2013-12-11
    listed $162,500
23. 1997-07-29
    soldstatus $110,000
24. 1988-07-15
    soldstatus $97,000

ⓘ 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: $6,835 · $570/mo
• Projected year-2 tax: $6,835 · $570/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 4/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,791
• − Mortgage interest: −$18,482
• − Property taxes: −$6,835
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,943
• − Management: −$2,943
• − Depreciation: −$9,599
• Taxable loss: −$5,661
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $1,175/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: Sachem Central School District
• NCES district ID: 3625350
• Math proficiency: 69% ▬ 0.00%
• Reading proficiency: 76% ▲ 12.00%
• Median HH income: $92,968
• Composite: 65.53/100
• National rank: #472
• State rank: #86 of 590 in NY

Livability — Farmingville

• Score: 67/100
• State rank: #592
• US rank: #10732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmingville, NY
• City population: 20,246
• Population (ZIP): 20,246

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 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 23% Two or more races 8% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 3% Estonian 2% Russian 2%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 8% Other Asian/Pacific 1%

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: ▼ -605.51%
• Current HPI: 364.6287
• 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

+240.2% since first listed

10 events — show timeline

• 2026-05-11 Listed $329,950 OneKey® MLS as Distributed by MLS Grid
• 2024-09-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-06 Listed $389,990 OneKey® MLS as Distributed by MLS Grid
• 2024-08-05 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2014-05-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-04-30 Listed $162,500 OneKey® MLS as Distributed by MLS Grid
• 2014-02-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-12-11 Listed $162,500 OneKey® MLS as Distributed by MLS Grid
• 1997-07-29 Sold (Public Records) $110,000 Public Records
• 1988-07-15 Sold (Public Records) $97,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $6,835 · +0.0% YoY. Source: county tax records.