600 Broadway Unit E3 · North Amityville, NY 11701

$129,000

1 bd · 1.0 ba · 500 sqft · Manufactured · 35 Days on market

Built 1970 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated 1 bedroom, 1 bathroom mobile home offering modern finishes and comfortable living. This move-in ready home features an updated kitchen, stylish flooring, renovated bathroom, and a bright, open layout perfect for easy living. A fresh, modern feel.

Key facts

• Renovated bathroom
• Open layout
• Updated kitchen

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOM
• OPEN LAYOUT

Property features AI

Finance

• Financial info: Tax year 2026

Exterior

• Parking: Parking lot (no carport)
• Utilities: Public sewer; Electricity available
• Home design: Mobile home
• Construction: Other construction materials; Other foundation details
• Exterior features: Non-waterfront; Additional parcel(s) included

Interior

• Kitchen: Appliances: Other
• Bedrooms: First-floor bedroom included
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; One-level layout; 3 total rooms
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $129k. Condition is rated good.

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 ($3k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 3.8% in North Amityville — 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 (#770 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute B; Watch: crime C-, amenities F, cost of living F.
• Amityville Union Free School District (suburban): math 23% / reading 28% proficiency, ranked #579 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northeast School (124 students, 23% FRL); Edmund W Miles Middle School (math 10% / reading 30%, grade F, #666 of 729 statewide, top 93%, 599 students, 75% FRL); Amityville Memorial High School (math 68% / reading 34%, grade D+, #969 of 1,100 statewide, top 88%, 968 students, 70% FRL).
• Market conditions: 123 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $892 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1970 — 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. 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?
5. 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.
6. 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.
7. 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: 1.94% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.15%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $80,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Broadway Unit D-9	0.00mi	2/1.0 (+1)	480 (-4%)	13mo	$77,000	$160	78

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: 31.9%
• Equity multiple: 2.34×
• Total profit: $48,440
• Equity at exit: $19,234

10-year hold

• IRR: 39.0%
• Equity multiple: 4.64×
• Total profit: $131,576
• Equity at exit: $11,154

Cash invested: $36,120 (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 11701

• Active inventory: 123
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,506 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,088

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 52%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
366 Broadway Amityville, NY	3.0	1.0–2.5	1354	$3,440	$2.54	1d	1	0.69mi
25 Brefni St Amityville, NY	1.0	1.0	752	$2,952	$3.93	1d	9	0.80mi
97 W Oak St Apt 7 Amityville, NY	1.0	1.5	732	$2,995	$4.09	43d	1	1.04mi
216 Broadway Unit 2 Amityville, NY	1.0	1.0	500	$2,450	$4.90	24d	1	1.05mi
110 Cedar Rd Amityville, NY	1.0	1.0	585	$2,115	$3.62	1d	7	1.26mi
82 Park Ave Apt 4 Amityville, NY	1.0	1.0	484	$2,710	$5.60	22d	1	1.38mi
800 Cassata Dr Copiague, NY	1.0–2.0	1.0	846	$2,395	$2.83	1d	7	1.40mi
10 Leanore Dr Farmingdale, NY	1.0	1.0	493	$2,100	$4.26	12d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $129,000 Active 35 DOM
2. 2026-06-17
   days on market $129,000 Active 34 DOM
3. 2026-06-16
   days on market $129,000 Active 33 DOM
4. 2026-06-15
   days on market $129,000 Active 32 DOM
5. 2026-06-13
   days on market $129,000 Active 30 DOM
6. 2026-06-13
   days on market $129,000 Active 29 DOM
7. 2026-06-09
   days on market $129,000 Active 26 DOM
8. 2026-06-08
   days on market $129,000 Active 25 DOM
9. 2026-06-07
   days on market $129,000 Active 24 DOM
10. 2026-06-04
    days on market $129,000 Active 21 DOM
11. 2026-06-03
    days on market $129,000 Active 20 DOM
12. 2026-06-02
    days on market $129,000 Active 19 DOM
13. 2026-06-01
    days on market $129,000 Active 18 DOM
14. 2026-05-31
    days on market $129,000 Active 17 DOM
15. 2026-05-08
    listed $129,000 Active 262-char remark

ⓘ 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 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,071
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − Depreciation: −$3,753
• Taxable income: $11,701
• Est. tax owed @ 24.0%: −$2,808
• After-tax cash flow: $10,250/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This fully renovated mobile home is move-in ready with modern finishes and a bright, open layout. It offers a good condition score and is ready for a fresh paint job and minor interior updates to maximize its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Reorganizing interior layout for better flow — Improves functionality and visual appeal
• Resale Upgrading kitchen appliances — Modernizes the space and adds value
• Resale Upgrading bathroom fixtures — Enhances the bathroom's functionality and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing interior layout for better flow — Improves functionality and visual appeal ↑
• Resale Upgrading kitchen appliances — Modernizes the space and adds value ↑
• Resale Upgrading bathroom fixtures — Enhances the bathroom's functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Amityville Union Free School District
• NCES district ID: 3602940
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 28% ▼ -14.00%
• Median HH income: $70,995
• Composite: 24.47/100
• National rank: #7663
• State rank: #579 of 590 in NY

Livability — North Amityville

• Score: 64/100
• State rank: #770
• US rank: #14746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Amityville, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,509
• Household income: $117,033
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 959.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 37% Black 28% Hispanic / Latino 28% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Slovak 1%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 71% English-only · Spanish 20% French/Haitian/Cajun 3% Other Indo-European 3%

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: ▼ -345.15%
• Current HPI: 306.4465
• 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

1 event — show timeline

• 2026-05-08 Listed $129,000 OneKey® MLS as Distributed by MLS Grid