15 Harrison Ave Unit 15B · North Amityville, NY 11701

$225,000

1 bd · 1.0 ba · 750 sqft · Condo · 186 Days on market

Built 1972 $300/sqft · 32% below area Est $331k · 32% 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).

• Cash flow +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ground-Floor 1 Bedroom Apartment with Garden Oasis & Modern Upgrades! Move right into this beautifully updated 1-bedroom, 1-bath apartment featuring a modern kitchen with stainless steel appliances, renovated bathroom with cast iron tub, and updated floors throughout. Enjoy the convenience of two on-site parking spots and laundry facilities, plus a private backyard that’s a gardener’s dream. Prime location—just 5 minutes to supermarkets, Starbucks, Dunkin Donuts, local cafés, gas stations, DMV, banks, and quick bites. Only a 10-15 minute drive to national chain restaurants, pharmacies, Home Depot, and Walmart. Pets allowed (must be approved by board) HOA is $881.72 per month.

Key facts

• Renovated bathroom
• Modern upgrades
• Private backyard

Tags

• MODERN UPGRADES
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOM
• PRIVATE BACKYARD
• PRIME LOCATION

🏷️ Possibly a rental listed for sale. The $225,000 price doesn't fit this home's estimated sale value (~$330,838) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.8% in North Amityville — 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 64/100 on livability (#770 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute B; Watch: crime C-, schools D, amenities F.
• Amityville Union Free School District (suburban): math 23% / reading 28% proficiency, ranked #579 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 123 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 186 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $115k; list at $225k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 6.8

CMA / ARV

• ARV (median comp): $330,838
• List price: $225,000
• Delta: -31.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-29,260
• Equity at exit: $33,548

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-15,192
• Equity at exit: $19,454

Cash invested: $63,000 (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 11701

• Active inventory: 123
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,772 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA est. from 2 same-building comps: −$528
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $107

Break-even live

Break-even rent $2,637

Max offer price $225,000

Occupancy floor 91%

Sensitivity live

Price	-10% $263	-5% $185	+0% $107	+5% $30	+10% $-48
Rent	-10% $-112	-5% $-2	+0% $107	+5% $217	+10% $326
Rate	-1.0pp $221	-0.5pp $165	base $107	+0.5pp $49	+1.0pp $-10

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
366 Broadway Amityville, NY	3.0	1.0–2.5	1354	$3,440	$2.54	2d	1	0.65mi
25 Brefni St Amityville, NY	1.0	1.0	752	$2,952	$3.93	2d	9	0.83mi
124 Greene Ave Amityville, NY	2.0	2.0	1146	$3,825	$3.34	2d	1	1.01mi
97 W Oak St Apt 7 Amityville, NY	1.0	1.5	732	$2,995	$4.09	44d	1	1.03mi
110 Cedar Rd Amityville, NY	1.0	1.0	585	$2,115	$3.62	2d	7	1.19mi
800 Cassata Dr Copiague, NY	1.0–2.0	1.0	846	$2,395	$2.83	2d	7	1.26mi
787 Clocks Blvd Fl Main Massapequa, NY	2.0	1.0	1000	$3,950	$3.95	25d	1	1.38mi
465 New Hwy Unit B19 Copiague, NY	1.0	1.0	600	$2,345	$3.91	2d	1	1.42mi
34 Paula Dr Farmingdale, NY	2.0	1.0	1000	$2,600	$2.60	5d	1	1.43mi
465 New Hwy Apt C14 Copiague, NY	1.0	1.0	600	$2,395	$3.99	2d	1	1.44mi
30 Cedar St Amityville, NY	2.0	1.0	1050	$2,795	$2.66	44d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-01
   status Active 713-char remark

   Show marketing remark (713 chars)

   Ground-Floor 1 Bedroom Apartment with Garden Oasis & Modern Upgrades! Move right into this beautifully updated 1-bedroom, 1-bath apartment featuring a modern kitchen with stainless steel appliances, renovated bathroom with cast iron tub, and updated floors throughout. Enjoy the convenience of two on-site parking spots and laundry facilities, plus a private backyard that’s a gardener’s dream. Prime location—just 5 minutes to supermarkets, Starbucks, Dunkin Donuts, local cafés, gas stations, DMV, banks, and quick bites. Only a 10-15 minute drive to national chain restaurants, pharmacies, Home Depot, and Walmart. Pets allowed (must be approved by board) HOA is $881.72 per month.

2. 2026-03-24
   status Pending 713-char remark

   Show marketing remark (713 chars)

   Ground-Floor 1 Bedroom Apartment with Garden Oasis & Modern Upgrades! Move right into this beautifully updated 1-bedroom, 1-bath apartment featuring a modern kitchen with stainless steel appliances, renovated bathroom with cast iron tub, and updated floors throughout. Enjoy the convenience of two on-site parking spots and laundry facilities, plus a private backyard that’s a gardener’s dream. Prime location—just 5 minutes to supermarkets, Starbucks, Dunkin Donuts, local cafés, gas stations, DMV, banks, and quick bites. Only a 10-15 minute drive to national chain restaurants, pharmacies, Home Depot, and Walmart. Pets allowed (must be approved by board) HOA is $881.72 per month.

3. 2025-10-09
   listed $225,000 Active 713-char remark

   Show marketing remark (713 chars)

   Ground-Floor 1 Bedroom Apartment with Garden Oasis & Modern Upgrades! Move right into this beautifully updated 1-bedroom, 1-bath apartment featuring a modern kitchen with stainless steel appliances, renovated bathroom with cast iron tub, and updated floors throughout. Enjoy the convenience of two on-site parking spots and laundry facilities, plus a private backyard that’s a gardener’s dream. Prime location—just 5 minutes to supermarkets, Starbucks, Dunkin Donuts, local cafés, gas stations, DMV, banks, and quick bites. Only a 10-15 minute drive to national chain restaurants, pharmacies, Home Depot, and Walmart. Pets allowed (must be approved by board) HOA is $881.72 per month.

4. 2017-12-15
   soldstatus $115,000 Closed 333-char remark

   Show marketing remark (333 chars)

   Excellent Condition 1 King Size Bedroom, 1 Full Bath Co-Op. New Kitchen, Floors. Large Lr/Dr With Sliding Door To Deck. Fenced Backyard. Pets Friendly. Low Maintenance $667. With Star Will Be $570.79. Perfect Location!! Close To Shopping, Ss Parkway And Sunrise Hwy., Additional information: Appearance:Excell,Interior Features:Lr/Dr

5. 2017-09-19
   status Under Contract 333-char remark

   Show marketing remark (333 chars)

   Excellent Condition 1 King Size Bedroom, 1 Full Bath Co-Op. New Kitchen, Floors. Large Lr/Dr With Sliding Door To Deck. Fenced Backyard. Pets Friendly. Low Maintenance $667. With Star Will Be $570.79. Perfect Location!! Close To Shopping, Ss Parkway And Sunrise Hwy., Additional information: Appearance:Excell,Interior Features:Lr/Dr

6. 2017-07-26
   listed $115,000 New 333-char remark

   Show marketing remark (333 chars)

   Excellent Condition 1 King Size Bedroom, 1 Full Bath Co-Op. New Kitchen, Floors. Large Lr/Dr With Sliding Door To Deck. Fenced Backyard. Pets Friendly. Low Maintenance $667. With Star Will Be $570.79. Perfect Location!! Close To Shopping, Ss Parkway And Sunrise Hwy., Additional information: Appearance:Excell,Interior Features:Lr/Dr

7. 2016-08-16
   historical
8. 2016-05-10
   listed $124,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,269
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,662
• − Management: −$2,662
• − HOA: −$6,336
• − Depreciation: −$6,545
• Taxable loss: −$2,039
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $1,777/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: Amityville Union Free School District
• NCES district ID: 3602940
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $70,995
• Composite: 24.47/100
• National rank: #7663
• State rank: #579 of 590 in NY

Livability — North Amityville

• Score: 64/100
• State rank: #770
• US rank: #14746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Amityville, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,509
• Household income: $117,033
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 959.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 37% Black 28% Hispanic / Latino 28% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Slovak 1%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 71% English-only · Spanish 20% French/Haitian/Cajun 3% 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: ▼ -345.15%
• Current HPI: 306.4465
• Rent YoY: —
• 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

+80.1% since first listed

8 events — show timeline

• 2026-05-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-09 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2017-12-15 Sold (MLS) $115,000 OneKey® MLS as Distributed by MLS Grid
• 2017-09-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-07-26 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2016-08-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-05-10 Listed $124,900 OneKey® MLS as Distributed by MLS Grid