60 Kenneth Ave · Elwood, NY 11743

$425,000

2 bd · 1.0 ba · 7,840 sqft · SingleFamily · 2 Days on market

Built 1955 7,841 sqft lot

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Rent growth +4.0/5.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 1-bath In-Line Ranch situated on a . 18-acre lot in the Elwood School District. Built in 1955, this well-maintained home offers comfortable single-level living with an enclosed front porch, inviting living room, functional kitchen, two bedrooms, and a full bath. Additional features include oil heat with radiators, an updated boiler approximately five years old, attic storage, and a partial unfinished basement with utilities, storage space, and Bilco doors. The detached two-car garage provides ample parking and storage options. Conveniently located near shopping, restaurants, parks, transportation, and major roadways, this property presents an excellent op

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Cesspool sewer; Electricity connected; Natural gas connected
• Home design: Single family residence
• Construction: Frame construction; Shingle siding
• Exterior features: Frame construction; Shingle siding; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total of 3 rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Primary bathroom; Storage; Partial unfinished basement; Partial attic

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $405k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (17.6% below list).
• Recommended offer: $350k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.7% in Elwood — 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 70/100 on livability (#445 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Elwood Union Free School District (suburban): math 68% / reading 67% proficiency, ranked #121 of 590 in NY (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: James H Boyd Elementary School (math 69% / reading 73%, grade A-, #434 of 2,108 statewide, top 21%, 434 students, 18% FRL); Elwood Middle School (math 50% / reading 62%, grade B-, #205 of 729 statewide, top 29%, 461 students, 22% FRL); Elwood/John Glenn High School (math 98% / reading 54%, grade A-, #616 of 1,100 statewide, top 57%, 681 students, 21% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 268 active listings in the ZIP; 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,028 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — 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 A-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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-64,777
• Equity at exit: $63,369

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-15,849
• Equity at exit: $36,746

Cash invested: $119,000 (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 11743

• Rents YoY: 6.1%
• Active inventory: 268
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$475 /mo · $5,694/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-115

Break-even live

Break-even rent $3,646

Max offer price $404,663

Occupancy floor 98%

Sensitivity live

Price	-10% $125	-5% $5	+0% $-115	+5% $-235	+10% $-356
Rent	-10% $-392	-5% $-253	+0% $-115	+5% $23	+10% $161
Rate	-1.0pp $99	-0.5pp $-7	base $-115	+0.5pp $-225	+1.0pp $-337

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   statusdays on market $425,000 Active 2 DOM
2. 2026-06-18
   days on market $425,000 Coming Soon 10 DOM
3. 2026-06-17
   days on market $425,000 Coming Soon 9 DOM
4. 2026-06-16
   days on market $425,000 Coming Soon 8 DOM
5. 2026-06-15
   days on market $425,000 Coming Soon 7 DOM
6. 2026-06-13
   days on market $425,000 Coming Soon 5 DOM
7. 2026-06-13
   days on market $425,000 Coming Soon 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $425,000 Coming Soon 1 DOM

ⓘ 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: $5,694 · $475/mo
• Projected year-2 tax: $6,438 · $537/mo
• Expected delta: +$744/yr (+$62/mo · 13.1%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $42,003
• − Mortgage interest: −$23,807
• − Property taxes: −$5,694
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$12,364
• Taxable loss: −$8,707
• Est. tax savings @ 24.0%: +$2,090
• After-tax cash flow: $708/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: Elwood Union Free School District
• NCES district ID: 3610680
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 67% ▼ -3.00%
• Median HH income: $99,849
• Composite: 62.07/100
• National rank: #714
• State rank: #121 of 590 in NY

Livability — Elwood

• Score: 70/100
• State rank: #445
• US rank: #7840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elwood, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 43,490
• Household income: $183,187
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 479.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Two or more races 10% Asian 5% Black 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -659.59%
• Current HPI: 279.0693
• Rent YoY: ▲ 6.14%
• 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

• 2026-06-08 Coming Soon $425,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $5,694 · +0.0% YoY. Source: county tax records.