78 Auburn St · Lindenhurst, NY 11757

$429,000

3 bd · 2.0 ba · 1,281 sqft · SingleFamily public records · 5 Days on market

Built 1967 5,000 sqft lot Est $647k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Schools +6.1/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an opportunity? This 3-bedroom, 2,5-bathroom, two story home perfectly blends daily convenience with an attached garage that can make an exceptional workshop/artist space, perfect for live/work situation. Separate heating systems and electrical, Fully fenced and private property located just a few minutes from the LIRR, offering an effortless, car-free commute into New York City and across Long Island. Short distance to all Lindenhurst Village amenities, restaurants and shops. Bring your vision for what can be! Taxes include Village.

Key facts

• Fully fenced
• Attached garage
• Private property

Tags

• ATTACHED GARAGE
• FULLY FENCED
• PRIVATE PROPERTY
• SHORT DISTANCE TO AMENITIES

Property features AI

Finance

• Other: Living area reported from plans (1,281 total building area)

Exterior

• Parking: Driveway; 1-car garage; No carport
• Utilities: Public sewer; Electricity connected; Water connected; Trash collection (public); Cable available; Electric service by PSEG
• Home design: Single-family residence; Two-story
• Construction: Other construction materials; Other foundation details
• Exterior features: Full fencing; Back yard; Level lot; Near schools; Near shops; Workshop on the property; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher is not listed (not included in appliances)
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Washer/dryer hookup; Seven total rooms; No basement; Two levels
• Laundry & utility: Washer included; Dryer included; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $429k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $398k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (9.1% below list).
• Recommended offer: $390k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.0% in Lindenhurst — 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 75/100 on livability (#260 in NY, #4,112 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities D+, cost of living F, health & safety F.
• Lindenhurst Union Free School District (suburban): math 64% / reading 72% proficiency, ranked #139 of 590 in NY (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Daniel Street School (math 57% / reading 72%, grade B, #591 of 2,108 statewide, top 31%, 512 students, 36% FRL); Lindenhurst Middle School (math 45% / reading 62%, grade C+, #228 of 729 statewide, top 31%, 1,284 students, 44% FRL); Lindenhurst Senior High School (math 86% / reading 95%, grade A+, #231 of 1,100 statewide, top 21%, 1,897 students, 41% FRL) — zoned schools average 40% FRL vs 21% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 205 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• This rent runs 37% of the median local income ($128k/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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $389,923 (9.1% 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 1967 — 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 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?
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: 0.91% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $646,905
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Bristol St	0.15mi	2/1.0 (-1)	1,300 (+2%)	8mo	$545,000	$419	75
44 Lenox St	0.54mi	3/1.0	1,282 (+0%)	4mo	$610,000	$476	68
265 S 4th St	0.51mi	3/1.0	1,222 (-5%)	2mo	$625,000	$511	63
414 Pecan St	0.62mi	3/1.0	1,286 (+0%)	7mo	$650,000	$505	61
177 Texas St	0.51mi	2/1.5 (-1)	1,250 (-2%)	7mo	$586,000	$469	59
40 Fremont St	0.27mi	4/1.5 (+1)	1,402 (+9%)	9mo	$589,000	$420	57
455 N Hamilton Ave	0.59mi	4/1.0 (+1)	1,250 (-2%)	3mo	$670,000	$536	57
220 S Clinton Ave	0.37mi	4/1.5 (+1)	1,176 (-8%)	8mo	$579,000	$492	56
159 35th St	0.67mi	3/2.0	1,362 (+6%)	3mo	$669,000	$491	55
13 N Fulton Ave	0.40mi	4/1.5 (+1)	1,152 (-10%)	7mo	$615,000	$534	52
463 S 3rd St	0.65mi	3/1.0	1,180 (-8%)	2mo	$600,000	$508	51
405 N Clinton Ave	0.38mi	3/1.0	1,100 (-14%)	8mo	$600,000	$545	48

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-80,325
• Equity at exit: $63,965

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-83,207
• Equity at exit: $37,092

Cash invested: $120,120 (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 11757

• Active inventory: 205
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,899 high
• Mortgage (P&I): −$2,250
• Tax from tax record: −$825 /mo · $9,904/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $-173

Break-even live

Break-even rent $4,119

Max offer price $398,366

Occupancy floor 99%

Sensitivity live

Price	-10% $69	-5% $-52	+0% $-173	+5% $-295	+10% $-416
Rent	-10% $-481	-5% $-327	+0% $-173	+5% $-19	+10% $135
Rate	-1.0pp $43	-0.5pp $-64	base $-173	+0.5pp $-285	+1.0pp $-398

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 E Hoffman Ave Lindenhurst, NY	3.0	1.0–2.0	1125	$4,750	$4.22	0d	1	0.17mi
657 N Delaware Ave Lindenhurst, NY	3.0	1.0	1100	$3,000	$2.73	20d	1	0.73mi
107 Wartburg Ave Copiague, NY	1.0–2.0	1.0	775	$2,740	$3.54	0d	5	1.24mi
315 Cedar Ct Copiague, NY	2.0	1.0	1283	$2,500	$1.95	0d	1	1.30mi
101 Flurry Ln West Babylon, NY	2.0	1.0	1000	$3,000	$3.00	45d	1	1.36mi

Listing history 8 events

1. 2026-06-21
   days on market $429,000 Active 5 DOM
2. 2026-06-18
   days on market $429,000 Active 2 DOM
3. 2026-06-17
   statusdays on market $429,000 Active 1 DOM
4. 2026-06-16
   remarks 553-char remark
5. 2026-06-16
   days on market $429,000 Coming Soon 6 DOM
6. 2026-06-15
   days on market $429,000 Coming Soon 5 DOM
7. 2026-06-13
   remarks 512-char remark
8. 2026-06-13
   listed $429,000 Coming Soon 3 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: $9,904 · $825/mo
• Projected year-2 tax: $9,904 · $825/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 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $46,791
• − Mortgage interest: −$24,031
• − Property taxes: −$9,904
• − Insurance: −$2,145
• − Repairs & maintenance: −$3,743
• − Management: −$3,743
• − Depreciation: −$12,480
• Taxable loss: −$9,255
• Est. tax savings @ 24.0%: +$2,221
• After-tax cash flow: $140/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: Lindenhurst Union Free School District
• NCES district ID: 3617380
• Math proficiency: 64% ▼ -2.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $82,624
• Composite: 60.8/100
• National rank: #820
• State rank: #139 of 590 in NY

Livability — Lindenhurst

• Score: 75/100
• State rank: #260
• US rank: #4112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindenhurst, NY
• County: Suffolk County · 679,920 people
• City population: 44,413
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 44,413
• Household income: $127,889
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 580.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 20% Two or more races 9% Black 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 6%
• Common ancestry: Romanian 7% Subsaharan African 3% Scotch-Irish 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 71% English-only · Spanish 14% Russian/Polish/Slavic 8% 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: ▼ -743.47%
• Current HPI: 295.1742
• 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

• 2026-06-10 Coming Soon $429,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $9,904 · +1.0% YoY. Source: county tax records.