117 Maple Ave · Flanders, NY 11901

$489,000

2 bd · 1.0 ba · 633 sqft · SingleFamily public records · 46 Days on market

Built 1942 10,018 sqft lot $773/sqft · 34% above area Est $546k · 10% under

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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 +12.2/15.0
• Cash flow +5.0/30.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 1-bath home nestled in desirable Southampton Township. Thoughtfully maintained, this home features beautiful new flooring throughout, creating a seamless and modern feel from room to room. The layout offers smart storage solutions designed to maximize space and functionality, while the spa-like bathroom provides a serene retreat with a clean, elevated aesthetic. A one-car garage adds convenience and additional storage, and the property is surrounded by mature landscaping, offering both privacy and a picturesque setting. With endless opportunities and potential, this property is perfect whether you’re looking to move right in, expand, or customize to

Key facts

• One-car garage
• New flooring
• Spa-like bathroom

Tags

• NEW FLOORING
• SMART STORAGE SOLUTIONS
• SPA-LIKE BATHROOM
• ONE-CAR GARAGE
• MATURE LANDSCAPING
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Driveway; On-street parking; 1-car garage
• Utilities: Electric service by PSEG; Natural gas connected; Water connected; Cesspool sewer; Cable available; Phone available; Private trash collection; Electricity connected
• Home design: Single family residence; Two levels; Property condition: Actual
• Construction: Frame construction; Vinyl siding
• Exterior features: Mailbox

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a first-floor bedroom
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Open floor plan with open kitchen; Storage space; Bilco doors to basement; Unfinished basement
• Laundry & utility: Washer and dryer (dryer listed); Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $489k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (41.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (51.1% below list).
• Recommended offer: $239k (51.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,107 in NY) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Phillips Avenue School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 578 students, 50% 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: 188 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $15k 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 46 days — a 3% lower offer ($474k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $278k; list at $489k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $239,077 (51.1% 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 46 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — 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 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?
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: 0.49% ✗
• Cap rate: 3.49%
• Cash-on-cash: -10.01%
• DSCR: 0.55
• GRM: 17.0

CMA / ARV

• ARV (median comp): $546,084
• List price: $489,000
• Delta: -10.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106, 108 Maple & 97 East Ave	0.05mi	3/1.0 (+1)	700 (+11%)	17mo	$357,000	$510	60
83 Priscilla Ave	0.59mi	2/1.0	660 (+4%)	9mo	$350,000	$530	58

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: -34.4%
• Equity multiple: -0.11×
• Total profit: $-152,176
• Equity at exit: $72,911

10-year hold

• IRR: -44.4%
• Equity multiple: -0.66×
• Total profit: $-226,924
• Equity at exit: $42,280

Cash invested: $136,920 (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 11901

• Home prices YoY: -29.5%
• Active inventory: 188
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$2,564
• Tax from tax record: −$263 /mo · $3,156/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-1,142

Break-even live

Break-even rent $3,837

Max offer price $287,192

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $489,000 Active 46 DOM
2. 2026-06-17
   days on market $489,000 Active 45 DOM
3. 2026-06-16
   days on market $489,000 Active 44 DOM
4. 2026-06-15
   days on market $489,000 Active 43 DOM
5. 2026-06-13
   days on market $489,000 Active 41 DOM
6. 2026-06-09
   days on market $489,000 Active 37 DOM
7. 2026-06-08
   days on market $489,000 Active 36 DOM
8. 2026-06-07
   days on market $489,000 Active 35 DOM
9. 2026-06-04
   days on market $489,000 Active 32 DOM
10. 2026-06-03
    days on market $489,000 Active 31 DOM
11. 2026-06-02
    days on market $489,000 Active 30 DOM
12. 2026-06-01
    days on market $489,000 Active 29 DOM
13. 2026-05-31
    days on market $489,000 Active 28 DOM
14. 2026-05-03
    listed $489,000 Active 903-char remark
15. 2005-11-14
    soldstatus $277,500
16. 2003-08-06
    soldstatus $120,000
17. 1990-10-04
    soldstatus $80,000

ⓘ 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: $3,156 · $263/mo
• Projected year-2 tax: $5,710 · $476/mo
• Expected delta: +$2,554/yr (+$213/mo · 80.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°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: $28,689
• − Mortgage interest: −$27,392
• − Property taxes: −$3,156
• − Insurance: −$2,445
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$14,225
• Taxable loss: −$23,119
• Est. tax savings @ 24.0%: +$5,549
• After-tax cash flow: $-8,160/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 — Flanders

• Score: 56/100
• State rank: #1107
• US rank: #22674

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: Flanders, NY
• Population (ZIP): 32,921

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 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 29% Two or more races 14% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Iranian 1% Portuguese 1%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 26% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -182.60%
• Current HPI: 436.7781
• 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

+511.2% since first listed

4 events — show timeline

• 2026-05-03 Listed $489,000 OneKey® MLS as Distributed by MLS Grid
• 2005-11-14 Sold (Public Records) $277,500 Public Records
• 2003-08-06 Sold (Public Records) $120,000 Public Records
• 1990-10-04 Sold (Public Records) $80,000 Public Records

Property tax history

+1.5%/yr

Latest (2022): $3,156 · +0.0% YoY. Source: county tax records.