84 Bieselin Rd · Bellport, NY 11713

$760,000

4 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 82 Days on market

Built 1965 10,454 sqft lot $557/sqft · 28% above area Est $764k · at est.

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Why this score? — see what drove the F 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 +7.7/15.0
• Cash flow +4.6/30.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on Market! This beautiful 4 bedroom ranch boasts 2 full, newly renovated bathrooms, new windows, a new roof, new siding, and solar panels, offering both style and peace of mind. Inside you will find an inviting spacious open concept kitchen/dining area complete with stainless steel appliances, granite countertops and ample cabinet space. A partially finished basement offers extended living space for entertaining . Enjoy outdoor living on a spacious back deck, perfect for relaxing or entertaining. Located within Bellport Village, residents can enjoy wonderful amenities including private ferry access to Ho-Hum Beach, a marina, country club, golf course, and beautiful bayside beaches—bringing the best of coastal village living right to your doorstep. Don’t miss this opportunity to own a move-in-ready home in one of the South Shore’s most sought-after communities.

Key facts

• 0.24 acre lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $760k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $418k (44.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $412k (45.8% below list).
• Recommended offer: $412k (45.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#665 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools 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.
• Market conditions: 57 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $5k of loan paydown is wiped out by about $23k 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 82 days — a 6% lower offer ($714k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $148k; list at $760k implies a 414% gain — meaningful room to come down on a strong offer.

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 $412,271 (45.8% 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 82 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.54% ✗
• Cap rate: 3.24%
• Cash-on-cash: -10.90%
• DSCR: 0.51
• GRM: 15.4

CMA / ARV

• ARV (median comp): $763,794
• List price: $760,000
• Delta: -0.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Circuit Rd	0.28mi	3/2.0 (-1)	1,312 (-4%)	1mo	$775,000	$591	75
188 Donegan Ave	0.29mi	4/2.5	1,287 (-6%)	3mo	$595,000	$462	73
450 Munsell Rd	0.54mi	3/2.0 (-1)	1,388 (+2%)	1mo	$645,000	$465	66
58 N Howells Point Rd	0.31mi	3/1.0 (-1)	1,404 (+3%)	10mo	$730,000	$520	63
17 Susan Dr	0.30mi	3/1.5 (-1)	1,474 (+8%)	12mo	$520,000	$353	56
18 Gen Mclean Dr	0.54mi	3/2.5 (-1)	1,408 (+3%)	13mo	$870,000	$618	51
41 Country Club Rd	0.35mi	3/2.0 (-1)	1,160 (-15%)	3mo	$699,000	$603	51
59 Champlin Ave	0.46mi	3/1.0 (-1)	1,307 (-4%)	14mo	$460,000	$352	50
266 Station Rd	0.55mi	3/1.0 (-1)	1,184 (-13%)	6mo	$330,000	$279	38
40 Maple Ave	0.49mi	3/1.0 (-1)	1,552 (+14%)	12mo	$499,000	$322	35
8 Gen Mclean Dr	0.60mi	3/3.0 (-1)	1,544 (+13%)	10mo	$886,500	$574	33
107 Bellport Ave	0.68mi	3/2.5 (-1)	1,200 (-12%)	16mo	$555,000	$463	27

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: -36.1%
• Equity multiple: -0.16×
• Total profit: $-246,287
• Equity at exit: $113,318

10-year hold

• IRR: -49.8%
• Equity multiple: -0.75×
• Total profit: $-372,950
• Equity at exit: $65,711

Cash invested: $212,800 (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 11713

• Home prices YoY: -26.0%
• Active inventory: 57
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $4,123 high
• Mortgage (P&I): −$3,986
• Tax from tax record: −$888 /mo · $10,662/yr
• Insurance: −$317
• HOA: −$0
• Vacancy / Maint / Mgmt: −$866
• Net cashflow: $-1,934

Break-even live

Break-even rent $6,570

Max offer price $418,402

Occupancy floor —

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: $190,000
• Closing costs: $22,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Circuit Rd Bellport, NY	3.0	1.5	1154	$4,500	$3.90	24d	1	0.22mi
58 N Howells Point Rd Bellport, NY	3.0	2.0	1404	$15,000	$10.68	18d	1	0.28mi
13 Colonial Ln Bellport, NY	3.0	2.0	1872	$20,000	$10.68	18d	1	0.52mi
11 Bieselin Rd Bellport, NY	4.0	2.0	1722	$15,000	$8.71	43d	1	0.54mi
262 N Dunton Ave East Patchogue, NY	3.0	1.0	1778	$3,900	$2.19	13d	1	0.74mi
640 Post Ave Bellport, NY	3.0	1.0	1024	$3,600	$3.52	10d	1	1.09mi
655 Post Ave Bellport, NY	3.0	1.0	1008	$3,350	$3.32	10d	1	1.14mi
718 Provost Ave Bellport, NY	4.0	1.0	1100	$4,000	$3.64	43d	1	1.16mi
849 Walker Ave Bellport, NY	3.0	1.0	884	$3,500	$3.96	4d	1	1.46mi

Listing history 6 events

1. 2026-05-15
   status Pending 899-char remark

   Show marketing remark (899 chars)

   Back on Market! This beautiful 4 bedroom ranch boasts 2 full, newly renovated bathrooms, new windows, a new roof, new siding, and solar panels, offering both style and peace of mind. Inside you will find an inviting spacious open concept kitchen/dining area complete with stainless steel appliances, granite countertops and ample cabinet space. A partially finished basement offers extended living space for entertaining . Enjoy outdoor living on a spacious back deck, perfect for relaxing or entertaining. Located within Bellport Village, residents can enjoy wonderful amenities including private ferry access to Ho-Hum Beach, a marina, country club, golf course, and beautiful bayside beaches—bringing the best of coastal village living right to your doorstep. Don’t miss this opportunity to own a move-in-ready home in one of the South Shore’s most sought-after communities.

2. 2026-04-02
   price $760,000 899-char remark

   Show marketing remark (899 chars)

   Back on Market! This beautiful 4 bedroom ranch boasts 2 full, newly renovated bathrooms, new windows, a new roof, new siding, and solar panels, offering both style and peace of mind. Inside you will find an inviting spacious open concept kitchen/dining area complete with stainless steel appliances, granite countertops and ample cabinet space. A partially finished basement offers extended living space for entertaining . Enjoy outdoor living on a spacious back deck, perfect for relaxing or entertaining. Located within Bellport Village, residents can enjoy wonderful amenities including private ferry access to Ho-Hum Beach, a marina, country club, golf course, and beautiful bayside beaches—bringing the best of coastal village living right to your doorstep. Don’t miss this opportunity to own a move-in-ready home in one of the South Shore’s most sought-after communities.

3. 2026-03-11
   status Active 899-char remark

   Show marketing remark (899 chars)

   Back on Market! This beautiful 4 bedroom ranch boasts 2 full, newly renovated bathrooms, new windows, a new roof, new siding, and solar panels, offering both style and peace of mind. Inside you will find an inviting spacious open concept kitchen/dining area complete with stainless steel appliances, granite countertops and ample cabinet space. A partially finished basement offers extended living space for entertaining . Enjoy outdoor living on a spacious back deck, perfect for relaxing or entertaining. Located within Bellport Village, residents can enjoy wonderful amenities including private ferry access to Ho-Hum Beach, a marina, country club, golf course, and beautiful bayside beaches—bringing the best of coastal village living right to your doorstep. Don’t miss this opportunity to own a move-in-ready home in one of the South Shore’s most sought-after communities.

4. 2026-02-11
   listed $789,000 Active 899-char remark

   Show marketing remark (899 chars)

   Back on Market! This beautiful 4 bedroom ranch boasts 2 full, newly renovated bathrooms, new windows, a new roof, new siding, and solar panels, offering both style and peace of mind. Inside you will find an inviting spacious open concept kitchen/dining area complete with stainless steel appliances, granite countertops and ample cabinet space. A partially finished basement offers extended living space for entertaining . Enjoy outdoor living on a spacious back deck, perfect for relaxing or entertaining. Located within Bellport Village, residents can enjoy wonderful amenities including private ferry access to Ho-Hum Beach, a marina, country club, golf course, and beautiful bayside beaches—bringing the best of coastal village living right to your doorstep. Don’t miss this opportunity to own a move-in-ready home in one of the South Shore’s most sought-after communities.

5. 2026-02-06
   historical $789,000 899-char remark

   Show marketing remark (899 chars)

   Back on Market! This beautiful 4 bedroom ranch boasts 2 full, newly renovated bathrooms, new windows, a new roof, new siding, and solar panels, offering both style and peace of mind. Inside you will find an inviting spacious open concept kitchen/dining area complete with stainless steel appliances, granite countertops and ample cabinet space. A partially finished basement offers extended living space for entertaining . Enjoy outdoor living on a spacious back deck, perfect for relaxing or entertaining. Located within Bellport Village, residents can enjoy wonderful amenities including private ferry access to Ho-Hum Beach, a marina, country club, golf course, and beautiful bayside beaches—bringing the best of coastal village living right to your doorstep. Don’t miss this opportunity to own a move-in-ready home in one of the South Shore’s most sought-after communities.

6. 2001-01-19
   soldstatus $148,000

ⓘ 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: $10,662 · $888/mo
• Projected year-2 tax: $11,753 · $979/mo
• Expected delta: +$1,091/yr (+$91/mo · 10.2%)

ⓘ 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 ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $49,473
• − Mortgage interest: −$42,572
• − Property taxes: −$10,662
• − Insurance: −$3,800
• − Repairs & maintenance: −$3,958
• − Management: −$3,958
• − Depreciation: −$22,109
• Taxable loss: −$37,586
• Est. tax savings @ 24.0%: +$9,021
• After-tax cash flow: $-14,184/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 — Bellport

• Score: 66/100
• State rank: #665
• US rank: #12380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellport, NY
• 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

+413.5% since first listed

6 events — show timeline

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $760,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Listed $789,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Coming Soon $789,000 OneKey® MLS as Distributed by MLS Grid
• 2001-01-19 Sold (Public Records) $148,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $10,662 · +0.0% YoY. Source: county tax records.