525/83 Riverleigh Ave #83 · Riverside, NY 11901

$159,999

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 3 Days on market

Built 1981 Est $124k · 29% over $1132/mo HOA · 33% of rent

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Riverwoods an active 55 and older community. This home has been well maintained. Large eat-in-kitchen, living room, two bedrooms and two full bathrooms. Huge Sun-room to enjoy all year long with brand new carpet installed. There is a washer and dryer, deck, carport, and a shed that completes the package. Land rent is $1132. which includes tax, snow and trash removal, water, and cesspool maintenance. Use of the clubhouse. Ocean beaches with permit.

Key facts

• Shed
• Washer and dryer
• Large eat-in-kitchen

Tags

• LARGE EAT-IN-KITCHEN
• HUGE SUN-ROOM
• WASHER AND DRYER
• DECK
• CARPORT
• SHED

Property features AI

Finance

• HOA & community: Community association (Riverwoods); Monthly association fee; Association fee covers common area maintenance, sewer, snow removal, trash, and water; Community clubhouse; Senior community; On-site fitness center

Exterior

• Parking: 2-space carport; Driveway parking; Total 2 parking spaces
• Utilities: Cesspool sewer; Water connected; Electricity connected; Cable available; Phone available
• Home design: Mobile home
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Cooktop; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Kerosene heating; Central air conditioning
• Interior features: First-floor bedroom; Seven total rooms; No basement; No attic
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).

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: Aquebogue Elementary School (math 47% / reading 57%, grade C-, #988 of 2,108 statewide, top 49%, 474 students, 40% 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).
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Riverhead Central School District average implies; a family-tenant draw the district grade alone would hide.
• 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $159,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.14% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.43%
• DSCR: 1.73
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $123,840
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Riverleigh Ave #167	0.11mi	2/2.0	1,056 (+10%)	13mo	$135,000	$128	68
525/151 Riverleigh Ave #151	0.19mi	2/1.0	864 (-10%)	6mo	$149,999	$174	65
525 #17 Riverleigh Ave	0.27mi	2/1.0	900 (-6%)	12mo	$116,000	$129	63
525/179 Riverleigh	0.15mi	2/2.0	1,056 (+10%)	22mo	$47,700	$45	58
320-27 Flanders Rd #27	0.68mi	2/2.0	924 (-4%)	15mo	$230,000	$249	49

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: 7.8%
• Equity multiple: 1.31×
• Total profit: $13,807
• Equity at exit: $23,856

10-year hold

• IRR: 17.4%
• Equity multiple: 2.45×
• Total profit: $65,017
• Equity at exit: $13,834

Cash invested: $44,800 (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: 3.9×

Monthly cashflow live

• Estimated rent: $3,428 high
• Mortgage (P&I): −$839
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$67
• HOA: −$1,132
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $613

Break-even live

Break-even rent $2,652

Max offer price $159,999

Occupancy floor 77%

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: $40,000
• Closing costs: $4,800
• 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	0.93mi
331 E Main St Unit 405 Riverhead, NY	2.0	1.0	777	$4,300	$5.53	43d	1	0.93mi
331 E Main St Riverhead, NY	1.0–2.0	1.0	822	$4,300	$5.23	1d	3	0.93mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	43d	1	0.93mi
5 Birch Ct Riverhead, NY	3.0	1.0	940	$4,000	$4.26	20d	1	1.23mi

HOA detail

• Monthly dues: $1,132 · $13,584/yr
• Likely covers: watertrashpool

Listing history 4 events

1. 2026-06-18
   days on market $159,999 Active 3 DOM
2. 2026-06-17
   days on market $159,999 Active 2 DOM
3. 2026-06-15
   remarks 463-char remark
4. 2026-06-15
   listed $159,999 Active 1 DOM

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,695 · $141/mo
• Expected delta: +$1,009/yr (+$84/mo · 147.0%)

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

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: $41,140
• − Mortgage interest: −$8,962
• − Property taxes: −$686
• − Insurance: −$800
• − Repairs & maintenance: −$3,291
• − Management: −$3,291
• − HOA: −$13,584
• − Depreciation: −$4,655
• Taxable income: $5,871
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $5,953/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

• 2026-06-15 Listed $159,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+24.1%/yr

Latest (2022): $686 · +0.0% YoY. Source: county tax records.