4 Clinton Ave · North Bellport, NY 11713

$745,000

4 bd · 2.5 ba · 2,021 sqft · SingleFamily public records · 14 Days on market

Built 2009 0.93 ac lot Est $742k · 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 +7.3/15.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come Take A Look At This Great 4 Bed, 2.5 Bath Home Built In 2009 Featuring Entry Hall, Eik W/Granite & Ss, Lr, Formal Dr, Hw Floors & Cac. Still Want More? How About A Master Suite, Finished Basement, Gas Heat, 2 Car Garage, Igs, Gas Bbq Hook-Up & Patio All On A Shy Acre And Cul De Sac! Taxes W/Star Only $9,651.13, Additional information: Appearance:Mint,Separate Hotwater Heater:Yes

Key facts

• 0.93 acre lot
• 2 garage spots
• Built 2009

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $745k.

Deal economics

• At list price, monthly cash flow is $9k ($102k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $745k).
• Cap rate 20.0% vs local median 4.9% in North Bellport — 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 62/100 on livability (#842 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• South Country Central School District (suburban): math 50% / reading 44% proficiency, ranked #460 of 755 in NY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frank P Long Intermediate School (math 10% / reading 50%, grade F, #1,702 of 2,108 statewide, top 82%, 576 students, 58% FRL); Bellport Middle School (math 64% / reading 54%, grade B, #161 of 729 statewide, top 24%, 838 students, 56% FRL); Bellport Senior High School (math 86% / reading 64%, grade A-, #630 of 1,100 statewide, top 57%, 1,392 students, 52% FRL).
• Market conditions: 57 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $5k of loan paydown is wiped out by about $22k 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 $209k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $385k; list at $745k implies a 94% 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 $745,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.35% ✓
• Cap rate: 19.99%
• Cash-on-cash: 48.93%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $741,707
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 N Howells Point Rd	0.20mi	4/2.0	1,872 (-7%)	8mo	$660,000	$353	70
43 Carver Blvd	0.43mi	5/3.5 (+1)	1,968 (-3%)	1mo	$700,000	$356	66
35 Maple Ave	0.19mi	3/2.5 (-1)	1,800 (-11%)	3mo	$514,000	$286	65
75 Head Of The Neck Rd	0.38mi	4/2.5	2,200 (+9%)	6mo	$700,000	$318	62
83 Bieselin Rd	0.40mi	4/2.0	1,756 (-13%)	8mo	$645,000	$367	51
214 Donegan Ave	0.70mi	4/2.5	2,239 (+11%)	2mo	$870,000	$389	47
360 Munsell Rd	0.64mi	5/2.0 (+1)	1,901 (-6%)	8mo	$570,000	$300	46
210 Donegan Ave	0.70mi	4/2.5	2,239 (+11%)	4mo	$889,900	$397	46
441 Macdonald Ave	0.74mi	4/2.0	1,854 (-8%)	5mo	$565,000	$305	45
7 N Howells Point Rd	0.74mi	3/2.5 (-1)	1,795 (-11%)	8mo	$1,385,000	$772	35
6 Danamarie Ln	0.72mi	3/2.5 (-1)	1,765 (-13%)	8mo	$796,000	$451	34
4 Danamarie Ln	0.68mi	3/1.5 (-1)	1,722 (-15%)	1mo	$770,000	$447	34

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: 46.5%
• Equity multiple: 3.02×
• Total profit: $421,323
• Equity at exit: $111,082

10-year hold

• IRR: 52.3%
• Equity multiple: 6.11×
• Total profit: $1,065,843
• Equity at exit: $64,414

Cash invested: $208,600 (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 11713

• Home prices YoY: -26.0%
• Active inventory: 57
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $17,476 medium
• Mortgage (P&I): −$3,907
• Tax from tax record: −$1,084 /mo · $13,008/yr
• Insurance: −$310
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,670
• Net cashflow: $8,505

Break-even live

Break-even rent $6,711

Max offer price $745,000

Occupancy floor 46%

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: $186,250
• Closing costs: $22,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 N Howells Point Rd Bellport, NY	3.0	2.0	1404	$15,000	$10.68	19d	1	0.38mi
21 N Howells Point Rd Bellport, NY	3.0	3.5	2148	$20,000	$9.31	1d	1	0.61mi
13 Colonial Ln Bellport, NY	3.0	2.0	1872	$20,000	$10.68	19d	1	0.72mi
11 Bieselin Rd Bellport, NY	4.0	2.0	1722	$15,000	$8.71	43d	1	0.81mi
262 N Dunton Ave East Patchogue, NY	3.0	1.0	1778	$3,900	$2.19	13d	1	1.09mi

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-04-06
   listed $745,000 Active
3. 2015-09-22
   soldstatus $385,000
4. 2015-09-02
   soldstatus $385,000 399-char remark

   Show marketing remark (330 chars)

   Come Take A Look At This Great 4 Bed, 2.5 Bath Home Built In 2009 Featuring Entry Hall, Eik W/ Granite & Ss, Lr, Formal Dr, Hw Floors & Cac. Still Want More? How About A Master Suite, Finished Basement, Gas Heat, 2 Car Garage, Igs, Gas Bbq Hook-Up & Patio All On A Shy Acre And Cul De Sac! Taxes W/ Star Only $9,651.13

5. 2015-09-02
   soldstatus $385,000 Closed 330-char remark

   Show marketing remark (330 chars)

   Come Take A Look At This Great 4 Bed, 2.5 Bath Home Built In 2009 Featuring Entry Hall, Eik W/ Granite & Ss, Lr, Formal Dr, Hw Floors & Cac. Still Want More? How About A Master Suite, Finished Basement, Gas Heat, 2 Car Garage, Igs, Gas Bbq Hook-Up & Patio All On A Shy Acre And Cul De Sac! Taxes W/ Star Only $9,651.13

6. 2015-07-10
   status Under Contract 330-char remark

   Show marketing remark (330 chars)

   Come Take A Look At This Great 4 Bed, 2.5 Bath Home Built In 2009 Featuring Entry Hall, Eik W/ Granite & Ss, Lr, Formal Dr, Hw Floors & Cac. Still Want More? How About A Master Suite, Finished Basement, Gas Heat, 2 Car Garage, Igs, Gas Bbq Hook-Up & Patio All On A Shy Acre And Cul De Sac! Taxes W/ Star Only $9,651.13

7. 2015-05-16
   listed $394,000 399-char remark

   Show marketing remark (330 chars)

   Come Take A Look At This Great 4 Bed, 2.5 Bath Home Built In 2009 Featuring Entry Hall, Eik W/ Granite & Ss, Lr, Formal Dr, Hw Floors & Cac. Still Want More? How About A Master Suite, Finished Basement, Gas Heat, 2 Car Garage, Igs, Gas Bbq Hook-Up & Patio All On A Shy Acre And Cul De Sac! Taxes W/ Star Only $9,651.13

8. 2015-05-16
   listed $394,000 New 330-char remark

   Show marketing remark (330 chars)

   Come Take A Look At This Great 4 Bed, 2.5 Bath Home Built In 2009 Featuring Entry Hall, Eik W/ Granite & Ss, Lr, Formal Dr, Hw Floors & Cac. Still Want More? How About A Master Suite, Finished Basement, Gas Heat, 2 Car Garage, Igs, Gas Bbq Hook-Up & Patio All On A Shy Acre And Cul De Sac! Taxes W/ Star Only $9,651.13

ⓘ 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: $13,008 · $1,084/mo
• Projected year-2 tax: $13,008 · $1,084/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $209,716
• − Mortgage interest: −$41,732
• − Property taxes: −$13,008
• − Insurance: −$3,725
• − Repairs & maintenance: −$16,777
• − Management: −$16,777
• − Depreciation: −$21,673
• Taxable income: $96,024
• Est. tax owed @ 24.0%: −$23,046
• After-tax cash flow: $79,014/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: South Country Central School District
• NCES district ID: 3600008
• Math proficiency: 50% ▲ 4.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $74,049
• Composite: 44.75/100
• National rank: #5960
• State rank: #460 of 755 in NY

Livability — North Bellport

• Score: 62/100
• State rank: #842
• US rank: #16345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bellport, NY
• City population: 9,236
• Population (ZIP): 9,236

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 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 30% Black 14% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 4% Italian 1% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 23% Other Indo-European 3%

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: ▼ -148.23%
• Current HPI: 421.2165
• 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

+89.1% since first listed

8 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Listed $745,000 OneKey® MLS as Distributed by MLS Grid
• 2015-09-22 Sold (Public Records) $385,000 Public Records
• 2015-09-02 Sold (MLS) $385,000 MLSLI
• 2015-09-02 Sold (MLS) $385,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-10 Pending — MLSLI
• 2015-05-16 Listed $394,000 OneKey® MLS as Distributed by MLS Grid
• 2015-05-16 Listed $394,000 MLSLI

Property tax history

+2.0%/yr

Latest (2025): $13,008 · +0.0% YoY. Source: county tax records.