1500 New York Ave · Huntington Station, NY 11746

$2,200,000

3 bd · 7.0 ba · 10,000 sqft · MultiFamily · 229 Days on market

Built 1955 Poor condition 0.69 ac lot

---

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
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

For Sale 2.2 million for details call or email Kyle bcm. [email protected]. Acquire this appreciating acquisition opportunity with plans already in place to build multi story 16 Units residential apartments above the existing street level store fronts office space. Loading dock may be used as an underground garage. mixed use medical, office, retail, commercial space. The value will go up once the sewer installation is completed. Ideal for a Urgent Care, Supermarket , Place of worship, or 1031 Exchange for your portfolio. This Location has the largest parking area per sq. ft. in the area.

Key facts

• Loading dock
• Multi story 16 units
• Largest parking area

Tags

• MULTI STORY 16 UNITS
• LOADING DOCK
• LARGEST PARKING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/7.0-bath multifamily listed at $2.20M. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $21k ($252k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($46k rent vs $2.20M).
• Recommended offer: $1.94M (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 4.1% in Huntington Station — 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 79/100 on livability (#126 in NY, #2,028 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: schools D+, amenities D, cost of living F.
• Huntington Union Free School District (suburban): math 45% / reading 52% proficiency, ranked #328 of 590 in NY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 308 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $45,836/mo this rent would consume 334% of the median local household income ($165k/yr) (locally 627% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $15k of loan paydown is wiped out by about $66k 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 + 4.5% rent growth), your $616k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($1.94M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,936,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.08% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.92%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.54% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 2.71×
• Total profit: $1,054,236
• Equity at exit: $328,027

10-year hold

• IRR: 46.3%
• Equity multiple: 5.79×
• Total profit: $2,948,968
• Equity at exit: $190,216

Cash invested: $616,000 (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 11746

• Rents YoY: 4.5%
• Active inventory: 308
• Price-to-rent: 64.0×

Monthly cashflow live

• Estimated rent: $45,836 high
• Mortgage (P&I): −$11,537
• Tax est. 1.5%: −$2,750 /mo · $33,000/yr
• Insurance: −$917
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,626
• Net cashflow: $21,007

Break-even live

Break-even rent $19,245

Max offer price $2,200,000

Occupancy floor 49%

16-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 16× units	1	1	$45,840
Total (16 units)			$45,836

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: $550,000
• Closing costs: $66,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $2,200,000 Active 229 DOM
2. 2026-06-17
   days on market $2,200,000 Active 228 DOM
3. 2026-06-16
   days on market $2,200,000 Active 227 DOM
4. 2026-06-15
   days on market $2,200,000 Active 226 DOM
5. 2026-06-13
   days on market $2,200,000 Active 224 DOM
6. 2026-06-13
   days on market $2,200,000 Active 223 DOM
7. 2026-06-09
   days on market $2,200,000 Active 220 DOM
8. 2026-06-08
   days on market $2,200,000 Active 219 DOM
9. 2026-06-07
   days on market $2,200,000 Active 218 DOM
10. 2026-06-04
    days on market $2,200,000 Active 215 DOM
11. 2026-06-03
    days on market $2,200,000 Active 214 DOM
12. 2026-06-02
    days on market $2,200,000 Active 213 DOM
13. 2026-06-01
    days on market $2,200,000 Active 212 DOM
14. 2026-05-31
    days on market $2,200,000 Active 211 DOM
15. 2025-11-01
    listed $2,200,000 Active 591-char remark

    Show marketing remark (591 chars)

    For Sale 2.2 million for details call or email Kyle bcm. [email protected]. Acquire this appreciating acquisition opportunity with plans already in place to build multi story 16 Units residential apartments above the existing street level store fronts office space. Loading dock may be used as an underground garage. mixed use medical, office, retail, commercial space. The value will go up once the sewer installation is completed. Ideal for a Urgent Care, Supermarket , Place of worship, or 1031 Exchange for your portfolio. This Location has the largest parking area per sq. ft. in the area.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $550,032
• − Mortgage interest: −$123,234
• − Property taxes: −$33,000
• − Insurance: −$11,000
• − Repairs & maintenance: −$44,003
• − Management: −$44,003
• − Depreciation: −$64,000
• Taxable income: $230,793
• Est. tax owed @ 24.0%: −$55,390
• After-tax cash flow: $196,691/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to bring it up to a livable condition. Immediate updates are needed to improve the HVAC system, exterior, flooring, and appliances to increase its resale and rental value.

Repairs flagged

• Major Appliances — Old and worn
• Major HVAC system — No visible condition details
• Major Exterior walls — Weathered
• Major Flooring — Worn and uneven
• Major Paint — Chipped and uneven

Value-add opportunities

• Both HVAC system upgrade — Improves comfort and energy efficiency
• Both Exterior painting — Enhances curb appeal and property value
• Both Flooring replacement — Improves comfort and aesthetics
• Both Appliance replacement — Enhances functionality and aesthetics
• Both Landscaping maintenance — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Old and worn	Major	$15,000–50,000
HVAC system · No visible condition details	Major	$15,000–50,000
Exterior walls · Weathered	Major	$15,000–50,000
Flooring · Worn and uneven	Major	$15,000–50,000
Paint · Chipped and uneven	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both HVAC system upgrade — Improves comfort and energy efficiency ↑
• Both Exterior painting — Enhances curb appeal and property value ↑
• Both Flooring replacement — Improves comfort and aesthetics ↑
• Both Appliance replacement — Enhances functionality and aesthetics ↑
• Both Landscaping maintenance — Enhances curb appeal and property value ↑

ⓘ 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: Huntington Union Free School District
• NCES district ID: 3615090
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $93,547
• Composite: 45.68/100
• National rank: #2578
• State rank: #328 of 590 in NY

Livability — Huntington Station

• Score: 79/100
• State rank: #126
• US rank: #2028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Station, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 65,747
• Household income: $164,589
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 627.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 10% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 70% English-only · Spanish 15% Other Indo-European 6% Chinese 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: ▼ -715.60%
• Current HPI: 317.5657
• Rent YoY: ▲ 4.54%
• 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

• 2025-11-01 Listed $2,200,000 ForSaleByOwner.com