525/82 Riverleigh · Riverside, NY 11901

$139,999

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 84 Days on market

Built 1979 $152/sqft · 10% above area Est $135k · at est.

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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 +5.8/15.0
• 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 MLS

Welcome to Riverwoods. This is a 55 and older community. This home has been totally renovated. Painted throughout, new flooring, and brand new bathrooms. Electric has been updated. All appliances have been updated as well as the windows. Large primary bedroom with walk-in closet. Large deck off living room. Private parking. Great lay-out. Land rent is approx. $1248. per month which includes snow and trash removal, water, and cesspool maintenance. Use of clubhouse. Ocean access with permit. All buyers must be approved by Riverwoods.

Key facts

• Updated appliances
• Totally renovated
• Updated electric

Tags

• TOTALLY RENOVATED
• NEW FLOORING
• BRAND NEW BATHROOMS
• UPDATED ELECTRIC
• UPDATED APPLIANCES
• UPDATED WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $132k (6.0% 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: schools F, amenities F, commute F.
• 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.
• Market conditions: 188 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $968 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $140k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $131,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.45% ✓
• Cap rate: 21.19%
• Cash-on-cash: 53.19%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $135,000
• List price: $139,999
• Delta: 3.70%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525/151 Riverleigh Ave #151	0.18mi	2/1.0	864 (-6%)	6mo	$149,999	$174	72
525 #17 Riverleigh Ave	0.25mi	2/1.0	900 (-3%)	12mo	$116,000	$129	70
525 Riverleigh Ave #167	0.10mi	2/2.0	1,056 (+14%)	13mo	$135,000	$128	61
320-27 Flanders Rd #27	0.66mi	2/2.0	924 (0%)	15mo	$230,000	$249	56
525-220 Riverleigh Ave	0.18mi	2/1.0	800 (-13%)	14mo	$96,999	$121	53
525 Riverleigh Ave Unit AA2	0.11mi	2/1.0	790 (-14%)	16mo	$118,000	$149	53
525/179 Riverleigh	0.14mi	2/2.0	1,056 (+14%)	22mo	$47,700	$45	52
525-170 Riverleigh Ave #170	0.12mi	2/1.5	792 (-14%)	21mo	$67,000	$85	51

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: 51.3%
• Equity multiple: 3.25×
• Total profit: $88,034
• Equity at exit: $20,874

10-year hold

• IRR: 56.6%
• Equity multiple: 6.60×
• Total profit: $219,370
• Equity at exit: $12,105

Cash invested: $39,200 (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: 3.4×

Monthly cashflow live

• Estimated rent: $3,424 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $1,738

Break-even live

Break-even rent $1,225

Max offer price $139,999

Occupancy floor 44%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 E Main St Unit 227 Riverhead, NY	1.0	1.0	680	$2,154	$3.17	43d	1	0.89mi
221 E Main St Unit 502 Riverhead, NY	1.0	1.0	624	$1,794	$2.88	43d	1	0.89mi
331 E Main St Unit 204 Riverhead, NY	2.0	1.0	867	$3,350	$3.86	43d	1	0.92mi
331 E Main St Unit 405 Riverhead, NY	2.0	1.0	777	$4,300	$5.53	43d	1	0.92mi
331 E Main St Riverhead, NY	1.0–2.0	1.0	822	$4,300	$5.23	1d	3	0.92mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	43d	1	0.92mi
5 Birch Ct Riverhead, NY	3.0	1.0	940	$4,000	$4.26	20d	1	1.27mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $139,999 Pending 84 DOM
2. 2026-06-09
   days on market $139,999 Active 83 DOM
3. 2026-06-08
   days on market $139,999 Active 82 DOM
4. 2026-06-07
   days on market $139,999 Active 81 DOM
5. 2026-06-04
   days on market $139,999 Active 78 DOM
6. 2026-06-03
   days on market $139,999 Active 77 DOM
7. 2026-06-02
   days on market $139,999 Active 76 DOM
8. 2026-06-01
   days on market $139,999 Active 75 DOM
9. 2026-05-31
   days on market $139,999 Active 74 DOM
10. 2026-05-08
    price $159,999 541-char remark

    Show marketing remark (541 chars)

    Welcome to Riverwoods. This is a 55 and older community. This home has been totally renovated. Painted throughout, new flooring, and brand new bathrooms. Electric has been updated. All appliances have been updated as well as the windows. Large primary bedroom with walk-in closet. Large deck off living room. Private parking. Great lay-out. Land rent is approx. $1248. per month which includes snow and trash removal, water, and cesspool maintenance. Use of clubhouse. Ocean access with permit. All buyers must be approved by Riverwoods.

11. 2026-04-13
    price $169,999 541-char remark

    Show marketing remark (541 chars)

    Welcome to Riverwoods. This is a 55 and older community. This home has been totally renovated. Painted throughout, new flooring, and brand new bathrooms. Electric has been updated. All appliances have been updated as well as the windows. Large primary bedroom with walk-in closet. Large deck off living room. Private parking. Great lay-out. Land rent is approx. $1248. per month which includes snow and trash removal, water, and cesspool maintenance. Use of clubhouse. Ocean access with permit. All buyers must be approved by Riverwoods.

12. 2026-03-18
    listed $179,999 Active 541-char remark

    Show marketing remark (541 chars)

    Welcome to Riverwoods. This is a 55 and older community. This home has been totally renovated. Painted throughout, new flooring, and brand new bathrooms. Electric has been updated. All appliances have been updated as well as the windows. Large primary bedroom with walk-in closet. Large deck off living room. Private parking. Great lay-out. Land rent is approx. $1248. per month which includes snow and trash removal, water, and cesspool maintenance. Use of clubhouse. Ocean access with permit. All buyers must be approved by Riverwoods.

13. 2022-01-06
    soldstatus $52,000 Closed 520-char remark

    Show marketing remark (520 chars)

    This is a 55 and older retirement community. 1979 skyline, with 980 Square feet. The unit consists of a large eat in kitchen, living room, two bedrooms, two full baths. Great layout and super clean. There is a deck off the living room. Master bedroom has a walk-in closet. The land rent is 1074. per month and the taxes are 484 per year. Included in maintenance is water, trash and snow removal. Use of clubhouse, with Gym and billiards. Ocean access with permit., Additional information: Appearance:excellent,Min Age:55

14. 2021-12-15
    status Pending 520-char remark

    Show marketing remark (520 chars)

    This is a 55 and older retirement community. 1979 skyline, with 980 Square feet. The unit consists of a large eat in kitchen, living room, two bedrooms, two full baths. Great layout and super clean. There is a deck off the living room. Master bedroom has a walk-in closet. The land rent is 1074. per month and the taxes are 484 per year. Included in maintenance is water, trash and snow removal. Use of clubhouse, with Gym and billiards. Ocean access with permit., Additional information: Appearance:excellent,Min Age:55

15. 2021-10-28
    price $63,000 520-char remark

    Show marketing remark (520 chars)

    This is a 55 and older retirement community. 1979 skyline, with 980 Square feet. The unit consists of a large eat in kitchen, living room, two bedrooms, two full baths. Great layout and super clean. There is a deck off the living room. Master bedroom has a walk-in closet. The land rent is 1074. per month and the taxes are 484 per year. Included in maintenance is water, trash and snow removal. Use of clubhouse, with Gym and billiards. Ocean access with permit., Additional information: Appearance:excellent,Min Age:55

16. 2021-09-29
    price $68,500 520-char remark

    Show marketing remark (520 chars)

    This is a 55 and older retirement community. 1979 skyline, with 980 Square feet. The unit consists of a large eat in kitchen, living room, two bedrooms, two full baths. Great layout and super clean. There is a deck off the living room. Master bedroom has a walk-in closet. The land rent is 1074. per month and the taxes are 484 per year. Included in maintenance is water, trash and snow removal. Use of clubhouse, with Gym and billiards. Ocean access with permit., Additional information: Appearance:excellent,Min Age:55

17. 2021-09-13
    price $72,000 520-char remark

    Show marketing remark (520 chars)

    This is a 55 and older retirement community. 1979 skyline, with 980 Square feet. The unit consists of a large eat in kitchen, living room, two bedrooms, two full baths. Great layout and super clean. There is a deck off the living room. Master bedroom has a walk-in closet. The land rent is 1074. per month and the taxes are 484 per year. Included in maintenance is water, trash and snow removal. Use of clubhouse, with Gym and billiards. Ocean access with permit., Additional information: Appearance:excellent,Min Age:55

18. 2021-08-20
    listed $79,999 Active 520-char remark

    Show marketing remark (520 chars)

    This is a 55 and older retirement community. 1979 skyline, with 980 Square feet. The unit consists of a large eat in kitchen, living room, two bedrooms, two full baths. Great layout and super clean. There is a deck off the living room. Master bedroom has a walk-in closet. The land rent is 1074. per month and the taxes are 484 per year. Included in maintenance is water, trash and snow removal. Use of clubhouse, with Gym and billiards. Ocean access with permit., Additional information: Appearance:excellent,Min Age:55

ⓘ 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: $41,090
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$3,287
• − Management: −$3,287
• − Depreciation: −$4,073
• Taxable income: $19,801
• Est. tax owed @ 24.0%: −$4,752
• After-tax cash flow: $16,099/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

+100.0% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $159,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $169,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listed $179,999 OneKey® MLS as Distributed by MLS Grid
• 2022-01-06 Sold (MLS) $52,000 OneKey® MLS as Distributed by MLS Grid
• 2021-12-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-10-28 Price Changed $63,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-29 Price Changed $68,500 OneKey® MLS as Distributed by MLS Grid
• 2021-09-13 Price Changed $72,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-20 Listed $79,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2022): $89 · +0.0% YoY. Source: county tax records.