1060 Navy St · Orient, NY 11957

$1,625,000

4 bd · 2.5 ba · 2,534 sqft · SingleFamily · 38 Days on market

Built 1965 0.30 ac lot $641/sqft · 27% below area Est $2234k · 27% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• Schools +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Orient Village- located on a quiet street in the coveted coastal village of Orient, this beautifully maintained 4-bedroom, 2.5-bath home borders preserved land, offering exceptional privacy and a serene natural setting. A welcoming wide front porch sets the tone before entering the foyer, which opens to a spacious living room with a wood-burning fireplace. The home features a large eat-in kitchen, formal dining room, and a sun-filled sunroom overlooking the backyard and gardens. In addition, the first floor includes a generously sized primary bedroom, an additional guest bedroom, and a full bath, providing convenient main-level living. Upstairs, a large loft area offers flexible space for a

Key facts

• Large loft area
• Flexible space
• Large eat in kitchen

Tags

• WIDE FRONT PORCH
• WOOD BURNING FIREPLACE
• LARGE EAT IN KITCHEN
• SUN FILLED SUNROOM
• LARGE LOFT AREA
• FLEXIBLE SPACE

Property features AI

Exterior

• Parking: Driveway; Garage; Off-street parking; On-street parking; Private parking; 2-car garage
• Utilities: Cesspool / septic tank
• Home design: Single family residence; Updated / remodeled; Two levels; Basement present (full, unfinished) with Bilco door(s); Attic unfinished (see remarks)
• Construction: Frame construction
• Exterior features: Fenced back yard; Level lot; Covered porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Granite counters; Eat-in kitchen
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Double vanity; Eat-in kitchen; Entrance foyer; Formal dining room; Granite counters; Primary bathroom; Master bedroom on main level; Loft; Covered porch
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $1.62M.

Deal economics

• At list price, monthly cash flow is $8k ($97k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.62M).
• Recommended offer: $1.58M (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,080 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Oysterponds Union Free School District (rural): math 30% / reading 60% proficiency, ranked #506 of 755 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Oysterponds Elementary School (math 54% / reading 64%, grade B-, #745 of 2,108 statewide, top 39%, 80 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 45% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Oysterponds Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 25 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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

• In year one you build about $174k of equity ($11k loan paydown + $162k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $455k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$279k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; list at $1.62M implies a 712% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,576,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.40% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.40%
• DSCR: 1.95
• GRM: 6.0

CMA / ARV

• ARV (median comp): $2,233,514
• List price: $1,625,000
• Delta: -27.24%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
595 King St	0.15mi	3/3.0 (-1)	2,851 (+12%)	12mo	$1,701,320	$597	55
1075 Narrow River Rd	0.56mi	4/2.5	2,264 (-11%)	6mo	$1,800,000	$795	51
640 Diedricks Rd	0.71mi	3/2.0 (-1)	2,597 (+2%)	22mo	$2,250,000	$866	38
25105 Main Rd	0.67mi	4/3.0	2,313 (-9%)	18mo	$800,000	$346	38
305 Narrow River Rd	0.55mi	3/3.5 (-1)	2,870 (+13%)	8mo	$2,350,000	$819	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 4.08×
• Total profit: $1,401,402
• Equity at exit: $1,463,929

10-year hold

• IRR: 34.7%
• Equity multiple: 9.17×
• Total profit: $3,719,422
• Equity at exit: $3,157,018

Cash invested: $455,000 (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 11957

• Home prices YoY: 6.6%
• Active inventory: 25
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $22,745 medium
• Mortgage (P&I): −$8,522
• Tax from tax record: −$654 /mo · $7,852/yr
• Insurance: −$677
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,776
• Net cashflow: $8,116

Break-even live

Break-even rent $12,472

Max offer price $1,625,000

Occupancy floor 59%

Sensitivity live

Price	-10% $9,035	-5% $8,576	+0% $8,116	+5% $7,656	+10% $7,196
Rent	-10% $6,319	-5% $7,217	+0% $8,116	+5% $9,014	+10% $9,912
Rate	-1.0pp $8,934	-0.5pp $8,529	base $8,116	+0.5pp $7,695	+1.0pp $7,266

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: $406,250
• Closing costs: $48,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1855 Village Ln Orient, NY	3.0	2.0	2556	$15,000	$5.87	45d	1	0.11mi
1800 Village Ln Orient, NY	3.0	2.5	2200	$7,000	$3.18	45d	1	0.13mi
1060 Willow Terrace Ln Orient, NY	4.0	4.0	3600	$30,000	$8.33	14d	1	0.38mi
400 Youngs Rd Orient, NY	4.0	4.5	3300	$50,000	$15.15	45d	1	0.41mi
1390 Willow Terrace Ln Orient, NY	4.0	4.5	2800	$10,000	$3.57	26d	1	0.43mi
2100 Youngs Rd Orient, NY	5.0	3.0	3000	$28,000	$9.33	45d	1	0.75mi

Listing history 19 events

1. 2026-06-21
   days on market $1,625,000 Active 38 DOM
2. 2026-06-21
   pricedays on market $1,625,000 Active 37 DOM
3. 2026-06-18
   days on market $1,750,000 Active 35 DOM
4. 2026-06-17
   days on market $1,750,000 Active 34 DOM
5. 2026-06-16
   days on market $1,750,000 Active 33 DOM
6. 2026-06-15
   days on market $1,750,000 Active 32 DOM
7. 2026-06-13
   days on market $1,750,000 Active 30 DOM
8. 2026-06-12
   days on market $1,750,000 Active 29 DOM
9. 2026-06-09
   days on market $1,750,000 Active 26 DOM
10. 2026-06-08
    days on market $1,750,000 Active 25 DOM
11. 2026-06-07
    days on market $1,750,000 Active 24 DOM
12. 2026-06-07
    days on market $1,750,000 Active 23 DOM
13. 2026-06-04
    days on market $1,750,000 Active 20 DOM
14. 2026-06-02
    days on market $1,750,000 Active 19 DOM
15. 2026-06-01
    days on market $1,750,000 Active 18 DOM
16. 2026-05-31
    days on market $1,750,000 Active 17 DOM
17. 2026-05-14
    listed $1,750,000 Active 1288-char remark
18. 1999-01-11
    soldstatus $200,000
19. 1991-08-06
    soldstatus $190,000

ⓘ 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: $7,852 · $654/mo
• Projected year-2 tax: $17,657 · $1,471/mo
• Expected delta: +$9,805/yr (+$817/mo · 124.9%)

ⓘ 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 5/10 Major 7 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $272,943
• − Mortgage interest: −$91,025
• − Property taxes: −$7,852
• − Insurance: −$8,125
• − Repairs & maintenance: −$21,835
• − Management: −$21,835
• − Depreciation: −$47,273
• Taxable income: $74,996
• Est. tax owed @ 24.0%: −$17,999
• After-tax cash flow: $79,388/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: Oysterponds Union Free School District
• NCES district ID: 3621930
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 60% ▲ 20.00%
• Median HH income: $71,948
• Composite: 42.9/100
• National rank: #6712
• State rank: #506 of 755 in NY

Livability — Orient

• Score: 57/100
• State rank: #1080
• US rank: #21725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orient, NY
• Population (ZIP): 1,152

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Iranian 3%
• Foreign-born: 17% · Canada, China
• Languages at home: 85% English-only · Other Asian/Pacific 5% Russian/Polish/Slavic 3% Other Indo-European 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: ▲ 16.41%
• Current HPI: 265.16
• 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

+821.1% since first listed

3 events — show timeline

• 2026-05-14 Listed $1,750,000 OneKey® MLS as Distributed by MLS Grid
• 1999-01-11 Sold (Public Records) $200,000 Public Records
• 1991-08-06 Sold (Public Records) $190,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $7,852 · +0.0% YoY. Source: county tax records.