1964 River Rd #106 · Calverton, NY 11933

$92,500

2 bd · 1.0 ba · 900 sqft · Manufactured · 15 Days on market

Built 1982 $103/sqft · 14% above area Est $81k · 14% over $1213/mo HOA · 35% of rent

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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
• Appreciation +6.6/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0

Listing remarks MLS

Over 55 community. Larger than it looks, with open concept living with a WIDE HALLWAY, and Large bedroom that will fit a queen bed AND dressers. New roof, electric panel, deck and appliances! Modern new Kitchen with 10" deep stainless sink, stainless steel Samsung appliances that are blue tooth compatible, and Teak Butcher Block countertop. In addition, there is a beautiful spa like bathroom! Easily accessible living on 1 floor in an over 55 community. Clubhouse with gym,and party area, new bulkhead on pond. Close to all shops and bus route. Lot rent $1213 a month INCLUDES TAXES. Buyer to verify all information. Some pictures are Virtually staged.

Key facts

• Updated appliances
• Newer roof
• One-floor living

Tags

• ONE-FLOOR LIVING
• OPEN-CONCEPT LAYOUT
• NEWER ROOF
• ELECTRIC PANEL
• UPDATED APPLIANCES
• TEAK BUTCHER BLOCK COUNTERTOPS

Property features AI

Finance

• Other: Located in a senior community; County: Suffolk County
• HOA & community: Has association (Lakewood); Monthly association fee; Association amenities include clubhouse; Association fee covers sewer, water, trash, snow removal and other items

Exterior

• Parking: Off-street parking
• Utilities: Shared sewer; Utilities: see remarks
• Home design: Mobile home; 900 living area (public records)
• Construction: Other construction materials; Other foundation
• Exterior features: Not on waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 3 rooms total (includes bedroom on first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Kerosene heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 7.2% in Calverton — 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 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: Phillips Avenue School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 578 students, 50% 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: 84 active listings in the ZIP; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($640 loan paydown + $3k 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; HOA is 35% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,112 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.80% ✓
• Cap rate: 19.42%
• Cash-on-cash: 46.88%
• DSCR: 3.09
• GRM: 2.2

CMA / ARV

• ARV (median comp): $81,000
• List price: $92,500
• Delta: 14.20%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1964 River Rd #106	0.00mi	2/1.0	900 (0%)	1mo	$92,000	$102	99
1964 River Rd #35	0.00mi	2/1.0	850 (-6%)	2mo	$70,000	$82	89
1964 River Rd #37	0.00mi	3/1.0 (+1)	964 (+7%)	6mo	$65,000	$67	78
1964-93 River Rd #93	0.13mi	2/1.0	820 (-9%)	14mo	$75,000	$91	67
1964 River Rd #55	0.13mi	2/1.0	768 (-15%)	6mo	$97,000	$126	65

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: 50.3%
• Equity multiple: 3.86×
• Total profit: $74,107
• Equity at exit: $42,951

10-year hold

• IRR: 49.9%
• Equity multiple: 7.87×
• Total profit: $177,966
• Equity at exit: $67,268

Cash invested: $25,900 (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: 84
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $3,511 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$39
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$1,213
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $956

Break-even live

Break-even rent $2,301

Max offer price $92,500

Occupancy floor 68%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,213 · $14,556/yr
• Likely covers: electricgym

Listing history 15 events

1. 2026-05-13
   listed $92,500 Active 1028-char remark
2. 2026-03-25
   soldstatus $92,500 Closed 666-char remark

   Show marketing remark (666 chars)

   Over 55 community. Larger than it looks, with open concept living with a WIDE HALLWAY, and Large bedroom that will fit a queen bed AND dressers. New roof, electric panel, deck and appliances! Modern new Kitchen with 10" deep stainless sink, stainless steel Samsung appliances that are blue tooth compatible, and Teak Butcher Block countertop. In addition, there is a beautiful spa like bathroom! Easily accessible living on 1 floor in an over 55 community. Clubhouse with gym,and party area, new bulkhead on pond. Close to all shops and bus route. Lot rent $1213 a month INCLUDES TAXES. Buyer to verify all information. Some pictures are Virtually staged.

3. 2026-03-08
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Over 55 community. Larger than it looks, with open concept living with a WIDE HALLWAY, and Large bedroom that will fit a queen bed AND dressers. New roof, electric panel, deck and appliances! Modern new Kitchen with 10" deep stainless sink, stainless steel Samsung appliances that are blue tooth compatible, and Teak Butcher Block countertop. In addition, there is a beautiful spa like bathroom! Easily accessible living on 1 floor in an over 55 community. Clubhouse with gym,and party area, new bulkhead on pond. Close to all shops and bus route. Lot rent $1213 a month INCLUDES TAXES. Buyer to verify all information. Some pictures are Virtually staged.

4. 2026-02-19
   status Active 666-char remark

   Show marketing remark (666 chars)

   Over 55 community. Larger than it looks, with open concept living with a WIDE HALLWAY, and Large bedroom that will fit a queen bed AND dressers. New roof, electric panel, deck and appliances! Modern new Kitchen with 10" deep stainless sink, stainless steel Samsung appliances that are blue tooth compatible, and Teak Butcher Block countertop. In addition, there is a beautiful spa like bathroom! Easily accessible living on 1 floor in an over 55 community. Clubhouse with gym,and party area, new bulkhead on pond. Close to all shops and bus route. Lot rent $1213 a month INCLUDES TAXES. Buyer to verify all information. Some pictures are Virtually staged.

5. 2025-12-16
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Over 55 community. Larger than it looks, with open concept living with a WIDE HALLWAY, and Large bedroom that will fit a queen bed AND dressers. New roof, electric panel, deck and appliances! Modern new Kitchen with 10" deep stainless sink, stainless steel Samsung appliances that are blue tooth compatible, and Teak Butcher Block countertop. In addition, there is a beautiful spa like bathroom! Easily accessible living on 1 floor in an over 55 community. Clubhouse with gym,and party area, new bulkhead on pond. Close to all shops and bus route. Lot rent $1213 a month INCLUDES TAXES. Buyer to verify all information. Some pictures are Virtually staged.

6. 2025-12-06
   listed $94,000 Active 666-char remark

   Show marketing remark (666 chars)

   Over 55 community. Larger than it looks, with open concept living with a WIDE HALLWAY, and Large bedroom that will fit a queen bed AND dressers. New roof, electric panel, deck and appliances! Modern new Kitchen with 10" deep stainless sink, stainless steel Samsung appliances that are blue tooth compatible, and Teak Butcher Block countertop. In addition, there is a beautiful spa like bathroom! Easily accessible living on 1 floor in an over 55 community. Clubhouse with gym,and party area, new bulkhead on pond. Close to all shops and bus route. Lot rent $1213 a month INCLUDES TAXES. Buyer to verify all information. Some pictures are Virtually staged.

7. 2025-11-17
   historical
8. 2025-10-24
   price $94,000
9. 2025-06-09
   price $109,000
10. 2025-05-25
    listed $125,000 Active
11. 2025-05-16
    historical
12. 2024-01-29
    soldstatus $87,500 Closed
13. 2024-01-18
    status Pending
14. 2023-11-02
    price $89,000
15. 2023-09-20
    listed $92,800 Active

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$630/yr (+$52/mo · 207.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $42,134
• − Mortgage interest: −$5,181
• − Property taxes: −$304
• − Insurance: −$1,129
• − Repairs & maintenance: −$3,371
• − Management: −$3,371
• − HOA: −$14,556
• − Depreciation: −$2,691
• Taxable income: $11,531
• Est. tax owed @ 24.0%: −$2,768
• After-tax cash flow: $8,709/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

-0.9% since first listed

19 events — show timeline

• 2026-05-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-29 Sold (MLS) $92,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-29 Sold (MLS) $92,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listed $92,500 OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Sold (MLS) $92,500 OneKey® MLS as Distributed by MLS Grid
• 2026-03-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-06 Listed $94,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-24 Price Changed $94,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $109,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-25 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-16 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2024-01-29 Sold (MLS) $87,500 OneKey® MLS as Distributed by MLS Grid
• 2024-01-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-11-02 Price Changed $89,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-20 Listed $92,800 OneKey® MLS as Distributed by MLS Grid