506 Twomey Ave · Calverton, NY 11933

$949,000

4 bd · 2.0 ba · 2,400 sqft · SingleFamily public records · 22 Days on market

Built 2002 1.71 ac lot Est $816k · 16% over

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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 +20.3/30.0
• Appreciation +6.6/10.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0

Listing remarks MLS

Amazingly Appointed & Extremely Private Home Nestled On 1.71 Acres With Beautiful Views All Around! Center Hall Victorian With Custom Wood Work Including Crown Moldings, Coffered Ceiling & Den W/ Gorgeous Mantled Fp. Eik W/ Granite Counters And Updated Appliances, Hardwood Floors, Mbr Suite W/ Soaking Tub And Walk In Closet. This Home Is In Superb Condition. * Tx $10,329.31

Key facts

• 1.71 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway parking (total 8 parking spaces); Electric vehicle charging station(s)
• Utilities: Public water connected; Cesspool sewer; Electricity connected (PSEG); Propane available; Cable and phone connected; Underground utilities
• Home design: Single-family residence; Updated/remodeled; Two levels; Full attic
• Construction: Frame construction; Concrete perimeter foundation; Built/maintained as updated/remodeled
• Exterior features: Private backyard; Back yard cleared and partially wooded; Landscaped grounds; Sprinklers in front and rear; Cul-de-sac setting; Secluded lot; Mailbox; Rain gutters; Covered porch and deck; Private in-ground pool

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Stainless steel appliances; Granite counters; Pantry; Eat-in kitchen
• Bedrooms: Two levels (total rooms: 8)
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Central air conditioning; Oil-fired baseboard heating
• Interior features: Cathedral ceilings; Chandelier; Crown molding; Eat-in kitchen; Entrance foyer; Formal dining room; Granite countertops; Pantry; Walk-in closets; Washer/dryer hookup; Double-pane insulated ENERGY STAR windows with screens; Covered porch, deck
• Laundry & utility: Laundry room; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $949k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $949k).
• Recommended offer: $935k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,053 in NY) — a working-class tenant base; expect higher turnover. Watch: crime C-, employment D, amenities F.
• 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: Riley Avenue School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 461 students, 34% 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).
• Market conditions: 85 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($7k loan paydown + $31k appreciation (3.3% 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 (3.3% appreciation + 3.0% rent growth), your $266k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($935k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $460k; list at $949k implies a 106% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $934,765 (1.5% below list)

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 D-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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $816,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 May Dr	0.29mi	4/2.5	2,445 (+2%)	7mo	$900,000	$368	76
43 Southfield Rd	0.27mi	4/2.5	2,265 (-6%)	3mo	$786,000	$347	73
189 Southfield Rd	0.41mi	4/3.0	2,265 (-6%)	4mo	$500,000	$221	64
24 Pleasant Ct	0.54mi	4/2.5	2,265 (-6%)	6mo	$810,000	$358	58
70 Nicholas Way	0.63mi	4/2.5	2,425 (+1%)	16mo	$797,000	$329	54
16 Mastro Ct	0.72mi	3/2.5 (-1)	2,351 (-2%)	13mo	$750,000	$319	45
92 Donna Dr	0.51mi	4/2.5	2,075 (-14%)	9mo	$705,000	$340	44
83 Nicholas Way	0.68mi	4/2.5	2,500 (+4%)	20mo	$850,000	$340	43
1 Mastro Ct	0.72mi	3/2.0 (-1)	2,104 (-12%)	10mo	$1,115,000	$530	32

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

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.77×
• Total profit: $204,898
• Equity at exit: $440,651

10-year hold

• IRR: 15.1%
• Equity multiple: 3.28×
• Total profit: $605,322
• Equity at exit: $690,137

Cash invested: $265,720 (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 11933

• Home prices YoY: 0.8%
• Active inventory: 85
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $9,836 medium
• Mortgage (P&I): −$4,977
• Tax from tax record: −$1,184 /mo · $14,208/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,065
• Net cashflow: $1,214

Break-even live

Break-even rent $8,299

Max offer price $949,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,751	-5% $1,483	+0% $1,214	+5% $945	+10% $677
Rent	-10% $437	-5% $826	+0% $1,214	+5% $1,603	+10% $1,991
Rate	-1.0pp $1,692	-0.5pp $1,455	base $1,214	+0.5pp $968	+1.0pp $718

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Mastro Ct Calverton, NY	3.0	2.5	1822	$7,500	$4.12	0d	1	0.72mi
184 Twomey Ave Calverton, NY	3.0	2.0	2718	$12,000	$4.42	0d	1	0.78mi

Listing history 24 events

1. 2026-06-21
   days on market $949,000 Active 22 DOM
2. 2026-06-18
   days on market $949,000 Active 19 DOM
3. 2026-06-17
   days on market $949,000 Active 18 DOM
4. 2026-06-16
   days on market $949,000 Active 17 DOM
5. 2026-06-15
   days on market $949,000 Active 16 DOM
6. 2026-06-13
   days on market $949,000 Active 14 DOM
7. 2026-06-09
   days on market $949,000 Active 10 DOM
8. 2026-06-08
   days on market $949,000 Active 9 DOM
9. 2026-06-07
   days on market $949,000 Active 8 DOM
10. 2026-06-04
    days on market $949,000 Active 5 DOM
11. 2026-06-03
    days on market $949,000 Active 4 DOM
12. 2026-06-02
    days on market $949,000 Active 3 DOM
13. 2026-06-01
    days on market $949,000 Active 2 DOM
14. 2026-05-31
    statusdays on market $949,000 Active 1 DOM
15. 2026-05-23
    historical $949,000
16. 2013-10-25
    soldstatus $460,000
17. 2013-10-10
    soldstatus $460,000 Closed 384-char remark

    Show marketing remark (452 chars)

    Amazingly Appointed & Extremely Private Home Nestled On 1.71 Acres With Beautiful Views All Around! Center Hall Victorian With Custom Wood Work Including Crown Moldings, Coffered Ceiling & Den W/Gorgeous Mantled Fp. Eik W/ Granite Counters And Updated Appliances, Hardwood Floors, Mbr Suite W/Soaking Tub And Walk In Closet. This Home Is In Superb Condition. *Tx $10,329.31, Additional information: Appearance:Diamond,Separate Hotwater Heater:Y

18. 2013-10-10
    soldstatus $460,000 452-char remark

    Show marketing remark (452 chars)

    Amazingly Appointed & Extremely Private Home Nestled On 1.71 Acres With Beautiful Views All Around! Center Hall Victorian With Custom Wood Work Including Crown Moldings, Coffered Ceiling & Den W/Gorgeous Mantled Fp. Eik W/ Granite Counters And Updated Appliances, Hardwood Floors, Mbr Suite W/Soaking Tub And Walk In Closet. This Home Is In Superb Condition. *Tx $10,329.31, Additional information: Appearance:Diamond,Separate Hotwater Heater:Y

19. 2013-08-17
    status Under Contract 384-char remark

    Show marketing remark (384 chars)

    Amazingly Appointed & Extremely Private Home Nestled On 1.71 Acres With Beautiful Views All Around! Center Hall Victorian With Custom Wood Work Including Crown Moldings, Coffered Ceiling & Den W/ Gorgeous Mantled Fp. Eik W/ Granite Counters And Updated Appliances, Hardwood Floors, Mbr Suite W/ Soaking Tub And Walk In Closet. This Home Is In Superb Condition. * Tx $10,329.31

20. 2013-07-11
    price $469,000 Price Change 384-char remark

    Show marketing remark (384 chars)

    Amazingly Appointed & Extremely Private Home Nestled On 1.71 Acres With Beautiful Views All Around! Center Hall Victorian With Custom Wood Work Including Crown Moldings, Coffered Ceiling & Den W/ Gorgeous Mantled Fp. Eik W/ Granite Counters And Updated Appliances, Hardwood Floors, Mbr Suite W/ Soaking Tub And Walk In Closet. This Home Is In Superb Condition. * Tx $10,329.31

21. 2013-06-21
    listed $474,000 New 384-char remark

    Show marketing remark (452 chars)

    Amazingly Appointed & Extremely Private Home Nestled On 1.71 Acres With Beautiful Views All Around! Center Hall Victorian With Custom Wood Work Including Crown Moldings, Coffered Ceiling & Den W/Gorgeous Mantled Fp. Eik W/ Granite Counters And Updated Appliances, Hardwood Floors, Mbr Suite W/Soaking Tub And Walk In Closet. This Home Is In Superb Condition. *Tx $10,329.31, Additional information: Appearance:Diamond,Separate Hotwater Heater:Y

22. 2013-06-21
    listed $469,000 452-char remark

    Show marketing remark (452 chars)

    Amazingly Appointed & Extremely Private Home Nestled On 1.71 Acres With Beautiful Views All Around! Center Hall Victorian With Custom Wood Work Including Crown Moldings, Coffered Ceiling & Den W/Gorgeous Mantled Fp. Eik W/ Granite Counters And Updated Appliances, Hardwood Floors, Mbr Suite W/Soaking Tub And Walk In Closet. This Home Is In Superb Condition. *Tx $10,329.31, Additional information: Appearance:Diamond,Separate Hotwater Heater:Y

23. 2009-04-02
    soldstatus $435,000
24. 2002-09-30
    soldstatus $399,000

ⓘ 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: $14,208 · $1,184/mo
• Projected year-2 tax: $15,123 · $1,260/mo
• Expected delta: +$915/yr (+$76/mo · 6.4%)

ⓘ 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 5/10 Major 7 d/yr ≥93°F today · 18 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: $118,027
• − Mortgage interest: −$53,159
• − Property taxes: −$14,208
• − Insurance: −$4,745
• − Repairs & maintenance: −$9,442
• − Management: −$9,442
• − Depreciation: −$27,607
• Taxable loss: −$576
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $14,707/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 — Calverton

• Score: 58/100
• State rank: #1053
• US rank: #20908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calverton, NY
• City population: 6,784
• Population (ZIP): 6,784

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Black 8% Two or more races 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 3% German/W. Germanic 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: ▲ 3.26%
• Current HPI: 397.7148
• 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

+137.8% since first listed

10 events — show timeline

• 2026-05-23 Coming Soon $949,000 OneKey® MLS as Distributed by MLS Grid
• 2013-10-25 Sold (Public Records) $460,000 Public Records
• 2013-10-10 Sold (MLS) $460,000 OneKey® MLS as Distributed by MLS Grid
• 2013-10-10 Sold (MLS) $460,000 MLSLI
• 2013-08-17 Pending — MLSLI
• 2013-07-11 Price Changed $469,000 MLSLI
• 2013-06-21 Listed $474,000 MLSLI
• 2013-06-21 Listed $469,000 OneKey® MLS as Distributed by MLS Grid
• 2009-04-02 Sold (Public Records) $435,000 Public Records
• 2002-09-30 Sold (Public Records) $399,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $14,208 · +0.0% YoY. Source: county tax records.