57 Aloma Rd · Rocky Point, NY 11778

$619,000

8 bd · 3.0 ba · 2,003 sqft · MultiFamily public records · 39 Days on market

Built 1949 10,019 sqft lot

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Why this score? — see what drove the D 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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• 1% rule +4.4/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

lovely home located close to the beach New cesspool (2024), updated kitchens, wood floors, updated bathrooms roof appx 10 yrs old, attached one-car garage, boiler room with add'l storage GREAT HOME - Legal Duplex with additional finished lower level. .. .. .. .. . LOTS OF SPACE inside and out This is a MUST-SEE rare multi-family

Key facts

• New tile work
• Wood floors
• Roof appx 10 yrs old

Tags

• UPDATED KITCHENS
• WOOD FLOORS
• NEW TILE WORK
• ROOF APPX 10 YRS OLD
• ATTACHED ONE CAR GARAGE
• LEGAL APT

Property features AI

Exterior

• Parking: Seven total parking spaces; Attached parking; Driveway parking; Garage parking (1 garage space); On-street parking
• Utilities: Cesspool sewer; Cable connected; Electricity connected; Public trash collection; Water connected
• Home design: Duplex; Actual property condition
• Construction: Vinyl siding
• Exterior features: Garden; Mailbox; Rain gutters; Back-yard fencing

Interior

• Bedrooms: One 2-bedroom unit; One 4-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Oil heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; In-law floorplan; High-speed internet available; Original architectural/details retained; Storm door(s); Deck; Patio

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $619k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative. Per door: $-133/mo.
• To cash-flow at today's rent, offer at most $572k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $583k (5.9% below list).
• Recommended offer: $572k (7.6% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 2.6% in Rocky Point — 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 64/100 on livability (#717 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Rocky Point Union Free School District (suburban): math 67% / reading 64% proficiency, ranked #152 of 590 in NY (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Frank J Carasiti Elementary School (519 students, 32% FRL); Rocky Point Middle School (math 52% / reading 67%, grade B, #161 of 729 statewide, top 24%, 638 students, 36% FRL); Rocky Point High School (math 93% / reading 70%, grade A, #484 of 1,100 statewide, top 44%, 923 students, 32% FRL).
• Market conditions: 128 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $19k 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($600k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $56/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $571,922 (7.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are A-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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-116,827
• Equity at exit: $92,295

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-121,753
• Equity at exit: $53,520

Cash invested: $173,320 (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 11778

• Active inventory: 128
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $5,826 medium
• Mortgage (P&I): −$3,246
• Tax from tax record: −$1,309 /mo · $15,714/yr
• Insurance: −$258
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,223
• Net cashflow: $-266

Break-even live

Break-even rent $6,163

Max offer price $571,922

Occupancy floor 100%

Sensitivity live

Price	-10% $84	-5% $-91	+0% $-266	+5% $-442	+10% $-617
Rent	-10% $-727	-5% $-497	+0% $-266	+5% $-36	+10% $194
Rate	-1.0pp $45	-0.5pp $-109	base $-266	+0.5pp $-427	+1.0pp $-590

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$5,826
Total (2 units)			$5,826

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $619,000 Active 39 DOM
2. 2026-06-18
   days on market $619,000 Active 37 DOM
3. 2026-06-17
   days on market $619,000 Active 36 DOM
4. 2026-06-16
   days on market $619,000 Active 35 DOM
5. 2026-06-15
   days on market $619,000 Active 34 DOM
6. 2026-06-13
   days on market $619,000 Active 32 DOM
7. 2026-06-12
   days on market $619,000 Active 31 DOM
8. 2026-06-09
   days on market $619,000 Active 28 DOM
9. 2026-06-08
   days on market $619,000 Active 27 DOM
10. 2026-06-07
    remarks 335-char remark
11. 2026-06-07
    listed $619,000 Active 26 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: $15,714 · $1,309/mo
• Projected year-2 tax: $15,714 · $1,309/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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $69,912
• − Mortgage interest: −$34,674
• − Property taxes: −$15,714
• − Insurance: −$3,762
• − Repairs & maintenance: −$5,593
• − Management: −$5,593
• − Depreciation: −$18,007
• Taxable loss: −$13,430
• Est. tax savings @ 24.0%: +$3,223
• After-tax cash flow: $25/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: Rocky Point Union Free School District
• NCES district ID: 3624840
• Math proficiency: 67% ▼ -4.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $86,256
• Composite: 59.12/100
• National rank: #953
• State rank: #152 of 590 in NY

Livability — Rocky Point

• Score: 64/100
• State rank: #717
• US rank: #13616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rocky Point, NY
• City population: 12,919
• Population (ZIP): 12,919

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 18% Two or more races 12%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 2%
• Common ancestry: Romanian 7% Scotch-Irish 3% Portuguese 2%
• Foreign-born: 5% · Canada, China, Dominican Republic
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -234.24%
• Current HPI: 340.4944
• 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

+424.6% since first listed

4 events — show timeline

• 2026-05-12 Listed $619,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-28 Sold (Public Records) $550,000 Public Records
• 2002-03-21 Sold (Public Records) $179,000 Public Records
• 1997-08-01 Sold (Public Records) $118,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $15,714 · +0.0% YoY. Source: county tax records.