77 N Woods Rd · Calverton, NY 11933

$935,000

4 bd · 2.5 ba · 2,360 sqft · SingleFamily public records · 14 Days on market

Built 2003 0.94 ac lot Est $802k · 17% over

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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).

• Cash flow +17.6/30.0
• Appreciation +6.6/10.0
• DSCR +5.5/10.0
• 1% rule +4.6/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0

Listing remarks

Discover the perfect blend of privacy, convenience in this stunning 4-bedroom home, beautifully situated on a professionally landscaped 0.94-acre lot. Step inside to an airy, open-concept floor plan designed for effortless living. The chef’s kitchen boasting with Corian countertops, a dedicated wine cooler, and a spacious pantry. this home, featuring a central vacuum system complete with an automatic sweep-in dustpan. Upstairs, the sprawling primary suite serves as a private retreat with its own en-suite bath, accompanied by three additional generously sized bedrooms. The full basement offers endless entertainment space, such as a game room, It also includes an electric transfer switc

Key facts

• 0.94 acre lot
• 2 garage spots
• Built 2003

Property features AI

Exterior

• Parking: Driveway; Oversized garage with garage door opener; 2-car garage; Total parking for 4 vehicles
• Utilities: Electric service by PSEG; Cesspool sewer; Cable available; Propane; Public trash collection
• Home design: Single family residence; Public records as source for living area
• Construction: Vinyl siding exterior; Bilco doors to basement; Basement: full, partially finished, storage, walk-out access; see remarks
• Exterior features: Lighting; Mailbox; Rain gutters; Vinyl siding; Gazebo; Shed(s); Fenced backyard with vinyl fencing; Sprinklers in front and rear; Landscaped, level, private yard

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Oven; Refrigerator; Stainless steel appliances; Wine refrigerator; Kitchen island; Pantry; Eat-in kitchen; Open kitchen
• Bedrooms: Total rooms: 8; Basement includes partially finished space and storage (walk-out access)
• Flooring: Hardwood floors; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Baseboard heating; Hot water heating; Oil heating
• Interior features: Cathedral ceilings; Ceiling fans; Central vacuum; Chandelier; Crown molding; Eat-in kitchen; Formal dining; High ceilings; Kitchen island; Open floorplan; Open kitchen; Pantry; Primary bathroom; Soaking tub; Sound system with speakers; Storage; Walk-in closets; Storm doors; Deck, porch, and wrap-around porch
• Laundry & utility: Laundry room; Washer; Dryer; Freezer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $935k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/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 $901k (3.7% below list).
• Recommended offer: $901k (3.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,053 in NY) — a working-class tenant base; expect higher turnover. Watch: crime C-, employment D, amenities F.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riley Avenue School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 461 students, 34% FRL); Riverhead Middle School (math 18% / reading 35%, grade F, #594 of 729 statewide, top 81%, 827 students, 57% FRL); Riverhead Senior High School (math 80% / reading 86%, grade A, #440 of 1,100 statewide, top 40%, 2,001 students, 52% FRL).
• Market conditions: 84 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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

• In year one you build about $37k of equity ($6k loan paydown + $30k appreciation (3.3% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $262k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $900,593 (3.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.96% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $802,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Mastro Ct	0.28mi	3/2.5 (-1)	2,351 (-0%)	13mo	$750,000	$319	71
11 N Woods Rd	0.15mi	4/2.5	2,159 (-8%)	24mo	$840,000	$389	59
70 Nicholas Way	0.53mi	4/2.5	2,425 (+3%)	16mo	$797,000	$329	58
1 Mastro Ct	0.23mi	3/2.0 (-1)	2,104 (-11%)	10mo	$1,115,000	$530	56
83 Nicholas Way	0.56mi	4/2.5	2,500 (+6%)	20mo	$850,000	$340	48
1532 Middle Rd	0.27mi	3/2.0 (-1)	2,013 (-15%)	18mo	$612,000	$304	41
799 Mill Rd	0.54mi	5/3.5 (+1)	2,622 (+11%)	11mo	$875,000	$334	38
20 Kerry Ct	0.66mi	5/3.0 (+1)	2,566 (+9%)	15mo	$1,020,000	$398	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.66×
• Total profit: $172,430
• Equity at exit: $434,150

10-year hold

• IRR: 13.4%
• Equity multiple: 3.03×
• Total profit: $532,673
• Equity at exit: $679,956

Cash invested: $261,800 (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 11933

• Home prices YoY: 0.8%
• Active inventory: 84
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $9,006 medium
• Mortgage (P&I): −$4,903
• Tax from tax record: −$1,087 /mo · $13,045/yr
• Insurance: −$390
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,891
• Net cashflow: $735

Break-even live

Break-even rent $8,076

Max offer price $935,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,264	-5% $999	+0% $735	+5% $470	+10% $206
Rent	-10% $23	-5% $379	+0% $735	+5% $1,091	+10% $1,446
Rate	-1.0pp $1,206	-0.5pp $973	base $735	+0.5pp $493	+1.0pp $246

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: $233,750
• Closing costs: $28,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Mastro Ct Calverton, NY	3.0	2.5	1822	$7,500	$4.12	1d	1	0.27mi
184 Twomey Ave Calverton, NY	3.0	2.0	2718	$12,000	$4.42	1d	1	0.61mi
19 Kroemer Ave Riverhead, NY	4.0	2.0	2000	$9,000	$4.50	1d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $935,000 Active 14 DOM
2. 2026-06-17
   days on market $935,000 Active 13 DOM
3. 2026-06-16
   days on market $935,000 Active 12 DOM
4. 2026-06-15
   days on market $935,000 Active 11 DOM
5. 2026-06-13
   days on market $935,000 Active 9 DOM
6. 2026-06-09
   days on market $935,000 Active 5 DOM
7. 2026-06-08
   days on market $935,000 Active 4 DOM
8. 2026-06-07
   remarks 693-char remark
9. 2026-06-07
   listed $935,000 Active 3 DOM

ⓘ 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: $13,045 · $1,087/mo
• Projected year-2 tax: $14,423 · $1,202/mo
• Expected delta: +$1,378/yr (+$115/mo · 10.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $108,071
• − Mortgage interest: −$52,375
• − Property taxes: −$13,045
• − Insurance: −$4,675
• − Repairs & maintenance: −$8,646
• − Management: −$8,646
• − Depreciation: −$27,200
• Taxable loss: −$6,515
• Est. tax savings @ 24.0%: +$1,563
• After-tax cash flow: $10,381/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Calverton

• Score: 58/100
• State rank: #1053
• US rank: #20908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calverton, NY
• City population: 6,784
• Population (ZIP): 6,784

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Black 8% Two or more races 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 3% German/W. Germanic 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: ▲ 3.26%
• Current HPI: 397.7148
• 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

1 event — show timeline

• 2026-06-04 Listed $935,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $13,045 · +0.0% YoY. Source: county tax records.