8 Shenandoah Blvd · Terryville, NY 11776

$500,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily · 49 Days on market

Built 1968 0.28 ac lot $357/sqft · 22% below area Est $643k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +6.2/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Features- 3 Bedroom & 1 Bath. Newer Gas Burner & Solid Oak Doors Throughout. Comsewogue Schools

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1968

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Electric service by PSEG; Natural gas connected; Public water connected; Cesspool sewer; Electricity connected; Cable available; Phone available; Public trash collection
• Home design: Single family residence; Living area per public records
• Construction: Frame construction; Full unfinished basement; Pull-down attic stairs
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range/oven; Gas oven; Oven; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; No central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Full unfinished basement; Pull-down attic stairs; Total of 5 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-721 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $373k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (24.0% below list).
• Recommended offer: $373k (25.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#589 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.
• Brookhaven-Comsewogue Union Free School District (suburban): math 62% / reading 76% proficiency, ranked #123 of 590 in NY (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Clinton Avenue School (441 students, 43% FRL); John F Kennedy Middle School (math 37% / reading 52%, grade D, #348 of 729 statewide, top 50%, 822 students, 35% FRL); Comsewogue High School (math 86% / reading 92%, grade A+, #288 of 1,100 statewide, top 27%, 1,153 students, 30% FRL) — zoned schools average 36% FRL vs 19% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 142 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($121k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 49 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $500k implies a 355% gain — meaningful room to come down on a strong offer.

Recommended offer $372,570 (25.5% 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 49 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. 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?
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: 0.76% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.72
• GRM: 11.0

CMA / ARV

• ARV (median comp): $643,162
• List price: $500,000
• Delta: -22.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Crystal Brook Hollow Rd	0.24mi	3/2.5	1,400 (0%)	6mo	$555,000	$396	77
5 Junard Blvd	0.03mi	3/1.5	1,600 (+14%)	2mo	$590,000	$369	71
177 Canal Rd	0.24mi	3/1.0	1,318 (-6%)	13mo	$567,100	$430	68
26 Beach Ave	0.22mi	4/2.0 (+1)	1,500 (+7%)	10mo	$520,000	$347	60
7 Joni Dr	0.73mi	3/1.0	1,458 (+4%)	0mo	$572,000	$392	58
370 Canal Rd	0.27mi	3/2.0	1,600 (+14%)	2mo	$690,000	$431	58
30 Lincoln Ave	0.70mi	3/2.0	1,434 (+2%)	9mo	$550,000	$384	52
3 Atlantic Ave	0.30mi	4/2.0 (+1)	1,540 (+10%)	14mo	$600,000	$390	48
10 Sylvan Ln Unit 55	0.73mi	4/2.0 (+1)	1,452 (+4%)	14mo	$335,000	$231	39

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.03×
• Total profit: $-136,468
• Equity at exit: $74,552

10-year hold

• IRR: -49.6%
• Equity multiple: -0.54×
• Total profit: $-214,968
• Equity at exit: $43,231

Cash invested: $140,000 (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 11776

• Rents YoY: 0.4%
• Active inventory: 142
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,800 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$893 /mo · $10,714/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $-721

Break-even live

Break-even rent $4,713

Max offer price $372,570

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
588 Bicycle Path Port Jefferson Station, NY	1.0–2.0	1.0–2.5	1389	$4,311	$3.10	1d	5	0.66mi
42 Lamport Ave Port Jefferson Station, NY	2.0	1.0	1000	$3,400	$3.40	22d	1	0.72mi
1215 Myrtle St Mt Sinai, NY	1.0–2.0	1.0–2.0	1025	$4,100	$4.00	1d	10	0.72mi
15 Myrtle St Unit 3 Mt Sinai, NY	2.0	2.0	1240	$4,000	$3.23	1d	1	0.72mi
15 Myrtle St Unit 7 Mt Sinai, NY	2.0	2.0	1228	$3,900	$3.18	10d	1	0.72mi
11 George St Port Jefferson Station, NY	2.0	1.0	1056	$3,250	$3.08	15d	1	1.03mi
253 Windward Dr Port Jefferson, NY	2.0	1.5	1173	$3,200	$2.73	1d	1	1.20mi
1 Sea Court Ln Port Jefferson, NY	2.0	2.5	1572	$3,900	$2.48	43d	1	1.37mi
908 Sara Cir Port Jefferson Station, NY	2.0	2.5	1307	$3,300	$2.52	12d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $500,000 Active 49 DOM
2. 2026-06-17
   days on market $500,000 Active 48 DOM
3. 2026-06-16
   days on market $500,000 Active 47 DOM
4. 2026-06-15
   days on market $500,000 Active 46 DOM
5. 2026-06-13
   days on market $500,000 Active 44 DOM
6. 2026-06-09
   days on market $500,000 Active 40 DOM
7. 2026-06-08
   days on market $500,000 Active 39 DOM
8. 2026-06-07
   days on market $500,000 Active 38 DOM
9. 2026-06-04
   days on market $500,000 Active 35 DOM
10. 2026-06-03
    days on market $500,000 Active 34 DOM
11. 2026-06-02
    days on market $500,000 Active 33 DOM
12. 2026-06-01
    days on market $500,000 Active 32 DOM
13. 2026-05-31
    days on market $500,000 Active 31 DOM
14. 2026-05-01
    listed $500,000 Active 103-char remark
15. 2026-04-29
    historical $500,000 103-char remark
16. 1991-03-22
    soldstatus $110,000

ⓘ 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: $10,714 · $893/mo
• Projected year-2 tax: $10,714 · $893/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $45,598
• − Mortgage interest: −$28,008
• − Property taxes: −$10,714
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − Depreciation: −$14,545
• Taxable loss: −$17,465
• Est. tax savings @ 24.0%: +$4,192
• After-tax cash flow: $-4,465/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: Brookhaven-Comsewogue Union Free School District
• NCES district ID: 3615780
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 76% ▲ 9.00%
• Median HH income: $84,654
• Composite: 61.8/100
• National rank: #733
• State rank: #123 of 590 in NY

Livability — Terryville

• Score: 67/100
• State rank: #589
• US rank: #10681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terryville, NY
• County: Suffolk County · 679,920 people
• City population: 23,629
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 22,808
• Household income: $120,573
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 648.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 10%
• Common ancestry: Romanian 5% Scotch-Irish 2% Portuguese 1%
• Foreign-born: 14% · Canada, Jamaica, South Korea
• Languages at home: 77% English-only · Spanish 16% Other Indo-European 4% 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: ▼ -656.56%
• Current HPI: 343.598
• Rent YoY: ▲ 0.39%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+354.5% since first listed

3 events — show timeline

• 2026-05-01 Listed $500,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $500,000 OneKey® MLS as Distributed by MLS Grid
• 1991-03-22 Sold (Public Records) $110,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $10,714 · +0.0% YoY. Source: county tax records.