6 Wicks Rd · Elwood, NY 11731

$519,000

3 bd · 2.0 ba · 1,275 sqft · SingleFamily · 5 Days on market

Built 1954 7,841 sqft lot $407/sqft · 29% below area Est $735k · 29% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +7.1/10.0
• Schools +6.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

For many many years this was the family home where the kids enjoyed growing up. The kids are all grown and have grown families of their own. It is time for a new owner to renovate inside and outside There are many possibilities and potential!!This is an opportunity for contractors, investors or a buyer that can do their own work. Have a vision? This is the house! Looking for a flip? This is the house. Needs TLC. Close to shopping. Elwood School District

Key facts

• 7,841 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Driveway; Garage (1 car)
• Utilities: Electricity connected (PSEG); Natural gas connected; Cesspool sewer; Public trash collection
• Home design: Single-family residence; Property listed as fixer condition
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront; No additional parcels

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; Basement (crawl space, partially finished); Full attic; 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $519k.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $519k).
• Cap rate 8.4% vs local median 2.7% in Elwood — 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 70/100 on livability (#445 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Elwood Union Free School District (suburban): math 68% / reading 67% proficiency, ranked #121 of 590 in NY (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: James H Boyd Elementary School (math 69% / reading 73%, grade A-, #434 of 2,108 statewide, top 21%, 434 students, 18% FRL); Elwood Middle School (math 50% / reading 62%, grade B-, #205 of 729 statewide, top 29%, 461 students, 22% FRL); Elwood/John Glenn High School (math 98% / reading 54%, grade A-, #616 of 1,100 statewide, top 57%, 681 students, 21% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 122 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $4k of loan paydown is wiped out by about $16k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $56/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $519,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 1.21% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 6.9

CMA / ARV

• ARV (median comp): $735,344
• List price: $519,000
• Delta: -29.42%
• 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
6 Grand Haven Ct	0.34mi	4/2.0 (+1)	1,275 (0%)	1mo	$785,000	$616	78
August Cir	0.41mi	3/2.0	1,260 (-1%)	20mo	$217,500	$173	62
24 Evelyn Dr	0.59mi	3/1.0	1,300 (+2%)	14mo	$735,000	$565	54
52 Daly Rd	0.53mi	3/2.0	1,400 (+10%)	7mo	$670,000	$479	53
3 Vine Haven Ln	0.51mi	3/1.0	1,141 (-10%)	8mo	$631,000	$553	48
7 Audrey Ln	0.64mi	3/1.0	1,200 (-6%)	10mo	$690,000	$575	48
August Cir	0.39mi	2/2.0 (-1)	1,180 (-8%)	22mo	$89,900	$76	46
202 Daly Rd	0.69mi	3/2.0	1,200 (-6%)	15mo	$790,000	$658	45
47 Willoughby Path	0.58mi	3/1.5	1,200 (-6%)	23mo	$840,000	$700	42

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-28,235
• Equity at exit: $77,385

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $48,484
• Equity at exit: $44,874

Cash invested: $145,320 (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 11731

• Active inventory: 122
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $6,289 medium
• Mortgage (P&I): −$2,722
• Tax from tax record: −$1,104 /mo · $13,252/yr
• Insurance: −$216
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,321
• Net cashflow: $871

Break-even live

Break-even rent $5,187

Max offer price $519,000

Occupancy floor 81%

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Sutton Landing Ct Commack, NY	2.0	2.5	1795	$7,400	$4.12	1d	4	0.57mi
23 Princeton Dr Dix Hills, NY	3.0	2.0	1800	$5,500	$3.06	1d	1	0.95mi
18 Amalia Ln Commack, NY	3.0	1.5	1800	$5,000	$2.78	1d	1	1.17mi

Listing history 1 events

1. 2026-05-05
   listed $519,000 Active

ⓘ 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: $13,252 · $1,104/mo
• Projected year-2 tax: $13,252 · $1,104/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,471
• − Mortgage interest: −$29,072
• − Property taxes: −$13,252
• − Insurance: −$3,262
• − Repairs & maintenance: −$6,038
• − Management: −$6,038
• − Depreciation: −$15,098
• Taxable income: $2,712
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $9,798/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: Elwood Union Free School District
• NCES district ID: 3610680
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 67% ▼ -3.00%
• Median HH income: $99,849
• Composite: 62.07/100
• National rank: #714
• State rank: #121 of 590 in NY

Livability — Elwood

• Score: 70/100
• State rank: #445
• US rank: #7840

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: Elwood, NY
• Population (ZIP): 29,891

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 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: ▼ -580.05%
• Current HPI: 308.0634
• 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

2 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Listed $519,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $13,252 · +0.0% YoY. Source: county tax records.