525/B11 Riverleigh Ave Unit B11 · Riverside, NY 11901

$80,000

1 bd · 1.0 ba · 624 sqft · Manufactured public records · 17 Days on market

Built 2003 Est $73k · 10% over $1072/mo HOA · 43% 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
• ARV discount +3.2/15.0
• 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. Immaculate one bedroom one bathroom home. Updated floors, windows, kitchen, bathroom and roof. Extra large bathroom with stackable washer and dryer. New front stoops, and storm doors. Turn key unit ! Private driveway and shed. Land rent is $1034. per month which includes snow and trash removal, water, and cesspool maintenance. Use of clubhouse. Southampton ocean access with permit.

Key facts

• Private driveway
• Updated windows
• Updated floors

Tags

• UPDATED FLOORS
• UPDATED WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOM
• PRIVATE DRIVEWAY
• SOUTHAMPTON OCEAN ACCESS

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of $1,072; Association covers water, sewer, trash and snow removal; Community clubhouse; Fitness center; Trash service; Snow removal service; Senior community

Exterior

• Parking: Driveway
• Utilities: Cesspool sewer; Cable available; Electricity connected; Phone available
• Home design: Mobile home
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Electric cooktop; Electric oven; Oven; Exhaust fan
• Bedrooms: Total rooms: 4
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Kerosene heating; Wall/window AC unit(s)
• Interior features: First-floor bedroom; First-floor full bathroom; Cathedral ceilings; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $79k (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: 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 43% 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 $78,800 (1.5% below list)

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: 3.14% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.25%
• DSCR: 2.03
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $73,008
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Riverleigh Ave Unit A19	0.03mi	1/1.0	560 (-10%)	11mo	$63,900	$114	72
525 Riverleigh Ave Unit B15	0.01mi	1/1.0	560 (-10%)	13mo	$60,000	$107	72
525/D17 Riverleigh	0.07mi	2/1.0 (+1)	700 (+12%)	1mo	$131,500	$188	71
525 Riverleigh Ave Unit D25	0.08mi	2/1.0 (+1)	700 (+12%)	10mo	$82,000	$117	63
525 riverleigh Ave #1	0.08mi	2/1.0 (+1)	700 (+12%)	15mo	$85,000	$121	59

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $15,332
• Equity at exit: $11,928

10-year hold

• IRR: 25.8%
• Equity multiple: 3.30×
• Total profit: $51,591
• Equity at exit: $6,917

Cash invested: $22,400 (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: 2.7×

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$33
• HOA: −$1,072
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $434

Break-even live

Break-even rent $1,961

Max offer price $80,000

Occupancy floor 78%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.68mi
221 E Main St Unit 502 Riverhead, NY	1.0	1.0	624	$1,794	$2.88	44d	1	0.68mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	44d	1	0.70mi

HOA detail

• Monthly dues: $1,072 · $12,864/yr
• Likely covers: watertrashpool

Listing history 13 events

1. 2026-06-18
   days on market $80,000 Active 17 DOM
2. 2026-06-17
   days on market $80,000 Active 16 DOM
3. 2026-06-16
   days on market $80,000 Active 15 DOM
4. 2026-06-15
   days on market $80,000 Active 14 DOM
5. 2026-06-13
   days on market $80,000 Active 12 DOM
6. 2026-06-10
   remarks 434-char remark
7. 2026-06-09
   days on market $80,000 Active 8 DOM
8. 2026-06-08
   days on market $80,000 Active 7 DOM
9. 2026-06-07
   days on market $80,000 Active 6 DOM
10. 2026-06-04
    days on market $80,000 Active 3 DOM
11. 2026-06-03
    days on market $80,000 Active 2 DOM
12. 2026-06-02
    remarks 382-char remark
13. 2026-06-02
    listed $80,000 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: $293 · $24/mo
• Projected year-2 tax: $823 · $69/mo
• Expected delta: +$529/yr (+$44/mo · 180.7%)

ⓘ 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: $30,127
• − Mortgage interest: −$4,481
• − Property taxes: −$293
• − Insurance: −$400
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − HOA: −$12,864
• − Depreciation: −$2,327
• Taxable income: $4,941
• Est. tax owed @ 24.0%: −$1,186
• After-tax cash flow: $4,023/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

• 2026-06-01 Listed $80,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+14.9%/yr

Latest (2022): $293 · +0.0% YoY. Source: county tax records.