525/123 Riverleigh Ave · Riverside, NY 11901

$99,999

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 20 Days on market

Built 1973 Est $147k · 32% under $1166/mo HOA · 30% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Riverwoods. A 55 and older Community. Spacious double-wide, two bedrooms and two full baths. Whether you're looking for a primary residence, investment opportunity, or a project to make your own, this property offers a foundation to bring your vision to life. Land rent is approx. $1166. includes trash and snow removal, cesspool maintenance, use of club-house. Southampton beach access with permit.

Key facts

• Double-wide
• Club-house
• 2 parking spots

Tags

• DOUBLE-WIDE
• CLUB-HOUSE
• SOUTHAMPTON BEACH ACCESS

Property features AI

Finance

• Other: Living area reported from public records
• HOA & community: Association with monthly fee; Monthly association fee of $1,166; Association covers common area maintenance, sewer, snow removal, trash and water; Senior community; Community clubhouse; On-site fitness center

Exterior

• Parking: 2-space carport; Driveway
• Utilities: Electric service by PSEG; Cesspool sewer system; Cable available
• Home design: Mobile home
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Not waterfront

Interior

• Kitchen: Cooktop; Electric cooktop; Electric oven; Exhaust fan
• Bathrooms: 2 full bathrooms
• Heating & cooling: Kerosene heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; 7 total rooms
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,145 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, health & safety B+; Watch: amenities F, commute F, employment D-.
• 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: Roanoke Avenue School (math 22% / reading 37%, grade F, #1,729 of 2,108 statewide, top 84%, 408 students, 46% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $98,499 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.93% ✓
• Cap rate: 21.28%
• Cash-on-cash: 53.51%
• DSCR: 3.38
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $147,456
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525/159 Riverleigh Ave #159	0.10mi	2/1.5	1,152 (0%)	2mo	$135,000	$117	92
525 Riverleigh Ave #67	0.07mi	2/2.0	1,152 (0%)	8mo	$175,000	$152	90
525/108A Riverleigh Ave Unit 108A	0.03mi	3/2.0 (+1)	1,152 (0%)	15mo	$151,000	$131	81
525 Riverleigh Ave #45	0.11mi	2/2.0	1,248 (+8%)	2mo	$250,000	$200	79
525 Riverleigh Ave #167	0.07mi	2/2.0	1,056 (-8%)	13mo	$135,000	$128	72
525/88 Riverleigh Ave #88	0.04mi	2/2.0	1,248 (+8%)	19mo	$99,000	$79	69
525/179 Riverleigh	0.11mi	2/2.0	1,056 (-8%)	22mo	$47,700	$45	63
525-74 Riverleigh Ave #74	0.53mi	2/2.0	1,200 (+4%)	20mo	$120,000	$100	52

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: 52.0%
• Equity multiple: 3.29×
• Total profit: $64,095
• Equity at exit: $14,910

10-year hold

• IRR: 57.4%
• Equity multiple: 6.76×
• Total profit: $161,364
• Equity at exit: $8,646

Cash invested: $28,000 (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 11901

• Home prices YoY: -29.5%
• Active inventory: 188
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $3,931 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$1,166
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $1,249

Break-even live

Break-even rent $2,351

Max offer price $99,999

Occupancy floor 63%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 Riverleigh Ave Unit C8 Riverhead, NY	1.0	1.0	1200	$2,100	$1.75	24d	1	0.13mi
331 E Main St Unit 405 Riverhead, NY	2.0	1.0	777	$4,300	$5.53	43d	1	0.86mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	43d	1	0.86mi
331 E Main St Unit 204 Riverhead, NY	2.0	1.0	867	$3,350	$3.86	43d	1	0.86mi
331 E Main St Riverhead, NY	1.0–2.0	1.0	822	$4,300	$5.23	1d	3	0.86mi
5 Birch Ct Riverhead, NY	3.0	1.0	940	$4,000	$4.26	20d	1	1.28mi

HOA detail

• Monthly dues: $1,166 · $13,992/yr
• Likely covers: trashsnow removalpool

Listing history 13 events

1. 2026-06-18
   days on market $99,999 Active 20 DOM
2. 2026-06-17
   days on market $99,999 Active 19 DOM
3. 2026-06-16
   days on market $99,999 Active 18 DOM
4. 2026-06-15
   days on market $99,999 Active 17 DOM
5. 2026-06-13
   days on market $99,999 Active 15 DOM
6. 2026-06-09
   days on market $99,999 Active 11 DOM
7. 2026-06-08
   days on market $99,999 Active 10 DOM
8. 2026-06-07
   days on market $99,999 Active 9 DOM
9. 2026-06-04
   days on market $99,999 Active 6 DOM
10. 2026-06-03
    days on market $99,999 Active 5 DOM
11. 2026-06-02
    days on market $99,999 Active 4 DOM
12. 2026-06-01
    days on market $99,999 Active 3 DOM
13. 2026-05-31
    days on market $99,999 Active 2 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 19 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: $47,175
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$3,774
• − Management: −$3,774
• − HOA: −$13,992
• − Depreciation: −$2,909
• Taxable income: $15,124
• Est. tax owed @ 24.0%: −$3,630
• After-tax cash flow: $11,353/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 — Riverside

• Score: 54/100
• State rank: #1145
• US rank: #23895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, 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

1 event — show timeline

• 2026-05-29 Listed $99,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2022): $130 · +0.0% YoY. Source: county tax records.