130 Claremont Ave · West Babylon, NY 11704

$300,000

6 bd · 5.0 ba · 3,053 sqft · SingleFamily public records · 2 Days on market

Built 1941

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nest in a coveted prime area, this exceptional one-family house is a true epitome of elegance and functionality. Featuring six generously sized bedrooms and six pristine bathrooms, this residence offers abundant space for families to grow and thrive. The beautifully designed layout invites you into a warm and inviting living room, seamlessly flowing into a sophisticated dining area that sets the stage for memorable gatherings. The modern kitchen, equipped with top-of-the-line appliances and ample counter space, serves as the heart of the home, perfect for both casual meals and culinary adventures. An expansive basement provides endless possibilities for recreation, storage, or additional li

Key facts

• Modern kitchen
• Expansive basement
• Lush landscaping

Tags

• MODERN KITCHEN
• EXPANSIVE BASEMENT
• CONVENIENT PARKING
• LUSH LANDSCAPING
• HIGHLY DESIRABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Cap rate 10.7% vs local median 2.9% in West Babylon — 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 72/100 on livability (#368 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety D-.
• North Babylon Union Free School District (suburban): math 53% / reading 64% proficiency, ranked #202 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Marion G Vedder Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 406 students, 42% FRL); Robert Moses Middle School (math 22% / reading 51%, grade F, #464 of 729 statewide, top 64%, 1,074 students, 49% FRL); North Babylon High School (math 90% / reading 92%, grade A+, #203 of 1,100 statewide, top 20%, 1,506 students, 46% FRL) — zoned schools average 46% FRL vs 24% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 37% of the median local income ($129k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.34% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $848,734
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Lenox Rd	0.51mi	7/4.0 (+1)	2,801 (-8%)	16mo	$780,000	$278	41

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $22,248
• Equity at exit: $44,731

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $110,787
• Equity at exit: $25,939

Cash invested: $84,000 (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 11704

• Active inventory: 148
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,031 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $1,112

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 67%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2025-09-17
   status Pending
2. 2025-09-15
   listed $300,000 Active
3. 2006-07-12
   soldstatus $595,000
4. 1999-04-05
   soldstatus $260,500

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,378
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,870
• − Management: −$3,870
• − Depreciation: −$8,727
• Taxable income: $9,105
• Est. tax owed @ 24.0%: −$2,185
• After-tax cash flow: $11,154/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: North Babylon Union Free School District
• NCES district ID: 3620910
• Math proficiency: 53% ▼ -4.00%
• Reading proficiency: 64% ▲ 8.00%
• Median HH income: $88,645
• Composite: 53.49/100
• National rank: #1454
• State rank: #202 of 590 in NY

Livability — West Babylon

• Score: 72/100
• State rank: #368
• US rank: #6355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Babylon, NY
• County: Suffolk County · 679,920 people
• City population: 40,706
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,706
• Household income: $129,195
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 922.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Black 12% Two or more races 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 4%
• Common ancestry: Romanian 5% Scotch-Irish 2% Hispanic 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 13% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -711.75%
• Current HPI: 310.4921
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+15.2% since first listed

4 events — show timeline

• 2025-09-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2006-07-12 Sold (Public Records) $595,000 Public Records
• 1999-04-05 Sold (Public Records) $260,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $23,415 · +0.0% YoY. Source: county tax records.