36 Jackson Ave · Centereach, NY 11720

$449,900

4 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 31 Days on market

Built 1962 7,405 sqft lot Est $572k · 21% under

---

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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +6.0/10.0
• 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

Great Investment property - Rented until April 30, 2027. Long Term tenants of 20+ years would like to stay. Call for lease details. 3/4 bedrooms, hardwood floors, great condition.

Key facts

• 7,405 sq ft lot
• Built 1962
• Listed 30 days

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Cesspool sewer; Cable connected; Electricity connected; Natural gas connected; Public trash collection; Water connected
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Rooms total: 6 (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Natural gas heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Partial attic; Full basement

🏷️ Possibly a rental listed for sale. The $449,900 price doesn't fit this home's estimated sale value (~$572,232) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $436k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.8% in Centereach — 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 (#362 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Middle Country Central School District (suburban): math 60% / reading 56% proficiency, ranked #217 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Coleman Road School (math 50% / reading 50%, grade D, #1,085 of 2,108 statewide, top 56%, 344 students, 31% FRL); Selden Middle School (math 42% / reading 52%, grade D+, #315 of 729 statewide, top 45%, 1,058 students, 37% FRL); Centereach High School (math 84% / reading 77%, grade A, #506 of 1,100 statewide, top 46%, 1,475 students, 35% FRL).
• Market conditions: 147 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 45% of the median local income ($135k/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 $3k of loan paydown is wiped out by about $13k 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 31 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $104k; list at $450k implies a 335% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 72% 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 $436,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $572,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Jackson Ave	0.14mi	4/1.0	1,200 (-5%)	4mo	$585,000	$488	82
134 Boyle Rd	0.46mi	3/1.0 (-1)	1,221 (-4%)	2mo	$545,000	$446	66
68 Ruland Rd	0.21mi	3/1.0 (-1)	1,175 (-7%)	9mo	$575,000	$489	66
1 Washington Ave	0.31mi	3/2.0 (-1)	1,333 (+5%)	6mo	$720,000	$540	63
72 Ruland Rd	0.18mi	5/2.0 (+1)	1,400 (+11%)	5mo	$633,000	$452	61
90 Selden Blvd	0.55mi	3/2.5 (-1)	1,251 (-1%)	2mo	$635,000	$508	60
3 Washington Ave	0.19mi	3/1.5 (-1)	1,417 (+12%)	10mo	$550,000	$388	56
23 Holiday Park Dr	0.40mi	4/1.5	1,443 (+14%)	4mo	$525,000	$364	52
15 Liberty Ave	0.72mi	4/2.0	1,238 (-2%)	8mo	$606,000	$489	52
22 Larry Rd	0.63mi	4/1.5	1,400 (+11%)	5mo	$601,000	$429	47
42 Holiday Park Dr	0.52mi	3/2.0 (-1)	1,400 (+11%)	4mo	$620,000	$443	46
40 King Ave	0.56mi	3/2.0 (-1)	1,450 (+14%)	8mo	$615,000	$424	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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-42,085
• Equity at exit: $67,082

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $3,894
• Equity at exit: $38,899

Cash invested: $125,972 (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 11720

• Active inventory: 147
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $5,022 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$942 /mo · $11,300/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,055
• Net cashflow: $479

Break-even live

Break-even rent $4,416

Max offer price $449,900

Occupancy floor 85%

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Berkeley Ave Selden, NY	5.0	2.0	1598	$4,500	$2.82	18d	1	0.54mi
92 Dare Rd Selden, NY	3.0	1.0	1008	$3,600	$3.57	18d	1	1.24mi

Listing history 16 events

1. 2026-06-18
   days on market $449,900 Active 31 DOM
2. 2026-06-17
   days on market $449,900 Active 30 DOM
3. 2026-06-16
   days on market $449,900 Active 29 DOM
4. 2026-06-15
   days on market $449,900 Active 28 DOM
5. 2026-06-13
   pricedays on market $449,900 Active 26 DOM
6. 2026-06-09
   days on market $499,900 Active 22 DOM
7. 2026-06-08
   days on market $499,900 Active 21 DOM
8. 2026-06-07
   days on market $499,900 Active 20 DOM
9. 2026-06-04
   days on market $499,900 Active 17 DOM
10. 2026-06-03
    days on market $499,900 Active 16 DOM
11. 2026-06-02
    days on market $499,900 Active 15 DOM
12. 2026-06-01
    days on market $499,900 Active 14 DOM
13. 2026-05-31
    days on market $499,900 Active 13 DOM
14. 2026-05-18
    listed $599,900 Active
15. 1986-09-26
    soldstatus $103,500
16. 1985-07-17
    soldstatus $87,500

ⓘ 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: $11,300 · $942/mo
• Projected year-2 tax: $11,300 · $942/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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,265
• − Mortgage interest: −$25,201
• − Property taxes: −$11,300
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,821
• − Management: −$4,821
• − Depreciation: −$13,088
• Taxable loss: −$1,216
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $6,040/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: Middle Country Central School District
• NCES district ID: 3619200
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $86,140
• Composite: 52.89/100
• National rank: #1532
• State rank: #217 of 590 in NY

Livability — Centereach

• Score: 72/100
• State rank: #362
• US rank: #6174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centereach, NY
• County: Suffolk County · 679,920 people
• City population: 29,292
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,292
• Household income: $134,898
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 436.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Asian 7% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 4% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 82% English-only · Spanish 8% Other Indo-European 3% Other Asian/Pacific 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: ▼ -633.07%
• Current HPI: 347.7369
• 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

+585.6% since first listed

3 events — show timeline

• 2026-05-18 Listed $599,900 OneKey® MLS as Distributed by MLS Grid
• 1986-09-26 Sold (Public Records) $103,500 Public Records
• 1985-07-17 Sold (Public Records) $87,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $11,300 · +0.0% YoY. Source: county tax records.