878 S 5th St · Lindenhurst, NY 11757

$125,000

2 bd · 1.0 ba · 517 sqft · SingleFamily public records · 34 Days on market

Built 1934 2,500 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One Bedroom, One Bath Bungalow With Potential.

Key facts

• Buildable lot
• Revitalized downtown
• Sewer connected

Tags

• BUILDABLE LOT
• NATURAL GAS
• SEWER CONNECTED
• REVITALIZED DOWNTOWN

Property features AI

Exterior

• Parking: No carport; Other parking
• Utilities: Public sewer; Electricity connected
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Gas range
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; Ductless cooling
• Interior features: First-floor bedroom; 6 total rooms; Crawl space basement; Attic: see remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 3.0% in Lindenhurst — 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 75/100 on livability (#260 in NY, #4,112 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities D+, cost of living F, health & safety F.
• Lindenhurst Union Free School District (suburban): math 64% / reading 72% proficiency, ranked #139 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Gates Avenue School (math 54% / reading 74%, grade B, #591 of 2,108 statewide, top 31%, 278 students, 43% FRL); Lindenhurst Middle School (math 45% / reading 62%, grade C+, #228 of 729 statewide, top 31%, 1,284 students, 44% FRL); Lindenhurst Senior High School (math 86% / reading 95%, grade A+, #231 of 1,100 statewide, top 21%, 1,897 students, 41% FRL) — zoned schools average 43% FRL vs 21% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 204 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; flood insurance adds $460/mo; built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 78% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.22% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.32%
• DSCR: 2.66
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.4%
• Equity multiple: 1.58×
• Total profit: $20,218
• Equity at exit: $18,638

10-year hold

• IRR: 23.3%
• Equity multiple: 3.03×
• Total profit: $71,039
• Equity at exit: $10,808

Cash invested: $35,000 (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 11757

• Active inventory: 204
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,780 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$400 /mo · $4,804/yr
• Insurance: −$52
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $628

Break-even live

Break-even rent $1,985

Max offer price $125,000

Occupancy floor 72%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
273 S 16th St Lindenhurst, NY	1.0	1.0	735	$2,200	$2.99	1d	1	1.14mi
75 E Hoffman Ave Lindenhurst, NY	3.0	1.0–2.0	1125	$3,998	$3.55	1d	1	1.26mi
204 Milligan Rd West Babylon, NY	1.0	1.0	680	$2,710	$3.99	16d	1	1.42mi
11 Commodore Ln West Babylon, NY	1.0	1.0	680	$2,710	$3.99	1d	1	1.46mi

Listing history 18 events

1. 2026-04-27
   status Pending
2. 2026-04-10
   price $125,000
3. 2026-03-19
   listed $140,000 Active
4. 2022-06-10
   historical
5. 2022-06-03
   status Active
6. 2022-04-20
   status Pending
7. 2022-03-09
   listed $298,888 Active
8. 2018-07-11
   soldstatus $97,500 Closed 46-char remark

   Show marketing remark (46 chars)

   One Bedroom, One Bath Bungalow With Potential.

9. 2018-07-07
   status Under Contract 46-char remark

   Show marketing remark (46 chars)

   One Bedroom, One Bath Bungalow With Potential.

10. 2018-06-14
    status Back On Market 46-char remark

    Show marketing remark (46 chars)

    One Bedroom, One Bath Bungalow With Potential.

11. 2018-04-18
    status Under Contract 46-char remark

    Show marketing remark (46 chars)

    One Bedroom, One Bath Bungalow With Potential.

12. 2018-03-15
    listed $109,900 New 46-char remark

    Show marketing remark (46 chars)

    One Bedroom, One Bath Bungalow With Potential.

13. 2018-03-13
    historical
14. 2018-01-18
    listed $94,999 New
15. 2012-12-30
    historical
16. 2012-02-27
    listed $154,999
17. 2003-04-04
    soldstatus $140,000
18. 1985-08-26
    soldstatus $52,500

ⓘ 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: $4,804 · $400/mo
• Projected year-2 tax: $4,804 · $400/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $33,362
• − Mortgage interest: −$7,002
• − Property taxes: −$4,804
• − Insurance: −$6,150
• − Repairs & maintenance: −$2,669
• − Management: −$2,669
• − Depreciation: −$3,636
• Taxable income: $6,432
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $5,992/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: Lindenhurst Union Free School District
• NCES district ID: 3617380
• Math proficiency: 64% ▼ -2.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $82,624
• Composite: 60.8/100
• National rank: #820
• State rank: #139 of 590 in NY

Livability — Lindenhurst

• Score: 75/100
• State rank: #260
• US rank: #4112

Category grades

Amenities D+ Commute A+ 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: Lindenhurst, NY
• County: Suffolk County · 679,920 people
• City population: 44,413
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 44,413
• Household income: $127,889
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 580.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 9% Black 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 6%
• Common ancestry: Romanian 7% Subsaharan African 3% Scotch-Irish 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 71% English-only · Spanish 14% Russian/Polish/Slavic 8% 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: ▼ -743.47%
• Current HPI: 295.1742
• 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

+138.1% since first listed

18 events — show timeline

• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-06-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-04-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-03-09 Listed $298,888 OneKey® MLS as Distributed by MLS Grid
• 2018-07-11 Sold (MLS) $97,500 OneKey® MLS as Distributed by MLS Grid
• 2018-07-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-06-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-04-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-03-15 Listed $109,900 OneKey® MLS as Distributed by MLS Grid
• 2018-03-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-01-18 Listed $94,999 OneKey® MLS as Distributed by MLS Grid
• 2012-12-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-02-27 Listed $154,999 OneKey® MLS as Distributed by MLS Grid
• 2003-04-04 Sold (Public Records) $140,000 Public Records
• 1985-08-26 Sold (Public Records) $52,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $4,804 · +0.8% YoY. Source: county tax records.