460 Old Town Rd Unit 5B · East Setauket, NY 11772

$199,999

1 bd · 1.0 ba · 940 sqft · Condo · 31 Days on market

Built 1975 Fair condition $213/sqft · 17% below area Est $241k · 17% 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
• 1% rule +8.2/10.0
• Schools +6.2/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Cash flow +2.1/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ARE YOU WASTING MONEY ON RENT? NEED A PLACE FOR AN INDEPENDANT MOM/DAD so they can stay on LI and keep an eye on you?? Welcome to this FIRST FLOOR CORNER UNIT (translation: easy access, no stairs, just convenience). This spacious EXECUTIVE 1-Bedroom brings the goods: H U G E living room....actual entertaining space, not “everyone stand awkwardly around the couch” space. Dining area right off an efficiency kitchen, plus sliders to your own PRIVATE PATIO for coffee, Corona Premiers, or just pretending you’re outdoorsy! Newer flooring throughout and closets for days…whether you use them properly is between you and your life choices. Full Bath right by the BIG Bedroom, plus your own vestibule entrance, a nice little touch that feels a bit more private. Let's not forget....BRAND NEW WINDOWS! No freezing in the winter and sweating in the summer! But wait, there's MORE: Community perks? Gated community with an in-ground pool, clubhouse, playground, and BBQ area. Basically your Summer plans just got an upgrade! Location is on point: Close to Shopping, Dining, and Stony Brook University, MINUTES to Pt. Jeff or Patchogue! Plus plenty more nearby. And here’s the mic drop: Water, Heat, Snow Removal, Grounds Care, Taxes, and Amenities are ALL INCLUDED! Less bills, less headaches… more money in your pocket. Bottom line: If you’re ready to stop throwing money at rent and actually own something, this is your shot....Don’t overthink it, just come see it.

Key facts

• Gated community
• Newer flooring
• Vestibule entrance

Tags

• FIRST FLOOR CORNER UNIT
• PRIVATE PATIO
• NEWER FLOORING
• VESTIBULE ENTRANCE
• BRAND NEW WINDOWS
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-729 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 1.9% vs local median 2.9% in East Setauket — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Brookhaven-Comsewogue Union Free School District (suburban): math 62% / reading 76% proficiency, ranked #123 of 590 in NY (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.1%/yr); 216 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 30% of the median local income ($105k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 31 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.
• Climate carrying-cost: major wind risk, 72% 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 $193,999 (3.0% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 1.92%
• Cash-on-cash: -15.62%
• DSCR: 0.30
• GRM: 6.3

CMA / ARV

• ARV (median comp): $240,510
• List price: $199,999
• Delta: -16.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -39.4%
• Equity multiple: -0.29×
• Total profit: $-72,304
• Equity at exit: $29,821

10-year hold

• IRR: -30.8%
• Equity multiple: -0.70×
• Total profit: $-94,947
• Equity at exit: $17,292

Cash invested: $56,000 (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 11772

• Rents YoY: 5.1%
• Active inventory: 216
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA est. from 1 same-building comp: −$1,436
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-729

Break-even live

Break-even rent $3,567

Max offer price $94,493

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Arrowhead Ln Centereach, NY	1.0–3.0	1.0–2.0	1289	$3,062	$2.37	1d	16	0.67mi
15 Donald St Port Jefferson Station, NY	1.0	1.0	600	$1,800	$3.00	22d	1	0.89mi
42 Lamport Ave Port Jefferson Station, NY	2.0	1.0	1000	$3,400	$3.40	22d	1	1.40mi
588 Bicycle Path Port Jefferson Station, NY	1.0–2.0	1.0–2.5	1389	$2,786	$2.01	1d	5	1.49mi
39 Piedmont Dr Port Jefferson Station, NY	2.0	1.0	809	$2,790	$3.45	1d	22	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterlandscapingsnow removalpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-18
   status Pending 1521-char remark

   Show marketing remark (1521 chars)

   ARE YOU WASTING MONEY ON RENT? NEED A PLACE FOR AN INDEPENDANT MOM/DAD so they can stay on LI and keep an eye on you?? Welcome to this FIRST FLOOR CORNER UNIT (translation: easy access, no stairs, just convenience). This spacious EXECUTIVE 1-Bedroom brings the goods: H U G E living room....actual entertaining space, not “everyone stand awkwardly around the couch” space. Dining area right off an efficiency kitchen, plus sliders to your own PRIVATE PATIO for coffee, Corona Premiers, or just pretending you’re outdoorsy! Newer flooring throughout and closets for days…whether you use them properly is between you and your life choices. Full Bath right by the BIG Bedroom, plus your own vestibule entrance, a nice little touch that feels a bit more private. Let's not forget....BRAND NEW WINDOWS! No freezing in the winter and sweating in the summer! But wait, there's MORE: Community perks? Gated community with an in-ground pool, clubhouse, playground, and BBQ area. Basically your Summer plans just got an upgrade! Location is on point: Close to Shopping, Dining, and Stony Brook University, MINUTES to Pt. Jeff or Patchogue! Plus plenty more nearby. And here’s the mic drop: Water, Heat, Snow Removal, Grounds Care, Taxes, and Amenities are ALL INCLUDED! Less bills, less headaches… more money in your pocket. Bottom line: If you’re ready to stop throwing money at rent and actually own something, this is your shot....Don’t overthink it, just come see it.

2. 2026-05-07
   status Active 1521-char remark

   Show marketing remark (1521 chars)

   ARE YOU WASTING MONEY ON RENT? NEED A PLACE FOR AN INDEPENDANT MOM/DAD so they can stay on LI and keep an eye on you?? Welcome to this FIRST FLOOR CORNER UNIT (translation: easy access, no stairs, just convenience). This spacious EXECUTIVE 1-Bedroom brings the goods: H U G E living room....actual entertaining space, not “everyone stand awkwardly around the couch” space. Dining area right off an efficiency kitchen, plus sliders to your own PRIVATE PATIO for coffee, Corona Premiers, or just pretending you’re outdoorsy! Newer flooring throughout and closets for days…whether you use them properly is between you and your life choices. Full Bath right by the BIG Bedroom, plus your own vestibule entrance, a nice little touch that feels a bit more private. Let's not forget....BRAND NEW WINDOWS! No freezing in the winter and sweating in the summer! But wait, there's MORE: Community perks? Gated community with an in-ground pool, clubhouse, playground, and BBQ area. Basically your Summer plans just got an upgrade! Location is on point: Close to Shopping, Dining, and Stony Brook University, MINUTES to Pt. Jeff or Patchogue! Plus plenty more nearby. And here’s the mic drop: Water, Heat, Snow Removal, Grounds Care, Taxes, and Amenities are ALL INCLUDED! Less bills, less headaches… more money in your pocket. Bottom line: If you’re ready to stop throwing money at rent and actually own something, this is your shot....Don’t overthink it, just come see it.

3. 2026-04-17
   status Pending 1521-char remark

   Show marketing remark (1521 chars)

   ARE YOU WASTING MONEY ON RENT? NEED A PLACE FOR AN INDEPENDANT MOM/DAD so they can stay on LI and keep an eye on you?? Welcome to this FIRST FLOOR CORNER UNIT (translation: easy access, no stairs, just convenience). This spacious EXECUTIVE 1-Bedroom brings the goods: H U G E living room....actual entertaining space, not “everyone stand awkwardly around the couch” space. Dining area right off an efficiency kitchen, plus sliders to your own PRIVATE PATIO for coffee, Corona Premiers, or just pretending you’re outdoorsy! Newer flooring throughout and closets for days…whether you use them properly is between you and your life choices. Full Bath right by the BIG Bedroom, plus your own vestibule entrance, a nice little touch that feels a bit more private. Let's not forget....BRAND NEW WINDOWS! No freezing in the winter and sweating in the summer! But wait, there's MORE: Community perks? Gated community with an in-ground pool, clubhouse, playground, and BBQ area. Basically your Summer plans just got an upgrade! Location is on point: Close to Shopping, Dining, and Stony Brook University, MINUTES to Pt. Jeff or Patchogue! Plus plenty more nearby. And here’s the mic drop: Water, Heat, Snow Removal, Grounds Care, Taxes, and Amenities are ALL INCLUDED! Less bills, less headaches… more money in your pocket. Bottom line: If you’re ready to stop throwing money at rent and actually own something, this is your shot....Don’t overthink it, just come see it.

4. 2026-03-23
   listed $199,999 Active 1521-char remark

   Show marketing remark (1521 chars)

   ARE YOU WASTING MONEY ON RENT? NEED A PLACE FOR AN INDEPENDANT MOM/DAD so they can stay on LI and keep an eye on you?? Welcome to this FIRST FLOOR CORNER UNIT (translation: easy access, no stairs, just convenience). This spacious EXECUTIVE 1-Bedroom brings the goods: H U G E living room....actual entertaining space, not “everyone stand awkwardly around the couch” space. Dining area right off an efficiency kitchen, plus sliders to your own PRIVATE PATIO for coffee, Corona Premiers, or just pretending you’re outdoorsy! Newer flooring throughout and closets for days…whether you use them properly is between you and your life choices. Full Bath right by the BIG Bedroom, plus your own vestibule entrance, a nice little touch that feels a bit more private. Let's not forget....BRAND NEW WINDOWS! No freezing in the winter and sweating in the summer! But wait, there's MORE: Community perks? Gated community with an in-ground pool, clubhouse, playground, and BBQ area. Basically your Summer plans just got an upgrade! Location is on point: Close to Shopping, Dining, and Stony Brook University, MINUTES to Pt. Jeff or Patchogue! Plus plenty more nearby. And here’s the mic drop: Water, Heat, Snow Removal, Grounds Care, Taxes, and Amenities are ALL INCLUDED! Less bills, less headaches… more money in your pocket. Bottom line: If you’re ready to stop throwing money at rent and actually own something, this is your shot....Don’t overthink it, just come see it.

5. 2023-01-18
   soldstatus $165,000 Closed 637-char remark

   Show marketing remark (637 chars)

   ARE YOU WASTING MONEY ON RENT? NEED A PLACE FOR AN INDEPENDANT MOM/DAD? FIRST FLOOR CORNER UNIT! Spacious Executive 1 bedroom! H U G E Living room with plenty of entertaining space and Dining Area off Efficiency Kitchen with Slider to private PATIO! New Flooring throughout....PLENTY OF CLOSET SPACE! Full Bath by Bedroom! Enter through your Vestibule! Gated community with in-ground swimming pool, Clubhouse, Playground and BBQ area. Close to shopping, Dining, Stony Brook University and much more. Water, heat, snow removal, grounds care, taxes, and amenities ALL INCLUDED!, Additional information: Interior Features:Efficiency Kitchen

6. 2022-12-09
   status Pending 637-char remark

   Show marketing remark (637 chars)

   ARE YOU WASTING MONEY ON RENT? NEED A PLACE FOR AN INDEPENDANT MOM/DAD? FIRST FLOOR CORNER UNIT! Spacious Executive 1 bedroom! H U G E Living room with plenty of entertaining space and Dining Area off Efficiency Kitchen with Slider to private PATIO! New Flooring throughout....PLENTY OF CLOSET SPACE! Full Bath by Bedroom! Enter through your Vestibule! Gated community with in-ground swimming pool, Clubhouse, Playground and BBQ area. Close to shopping, Dining, Stony Brook University and much more. Water, heat, snow removal, grounds care, taxes, and amenities ALL INCLUDED!, Additional information: Interior Features:Efficiency Kitchen

7. 2022-11-30
   listed $169,000 Active 637-char remark

   Show marketing remark (637 chars)

   ARE YOU WASTING MONEY ON RENT? NEED A PLACE FOR AN INDEPENDANT MOM/DAD? FIRST FLOOR CORNER UNIT! Spacious Executive 1 bedroom! H U G E Living room with plenty of entertaining space and Dining Area off Efficiency Kitchen with Slider to private PATIO! New Flooring throughout....PLENTY OF CLOSET SPACE! Full Bath by Bedroom! Enter through your Vestibule! Gated community with in-ground swimming pool, Clubhouse, Playground and BBQ area. Close to shopping, Dining, Stony Brook University and much more. Water, heat, snow removal, grounds care, taxes, and amenities ALL INCLUDED!, Additional information: Interior Features:Efficiency Kitchen

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $31,732
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − HOA: −$17,232
• − Depreciation: −$5,818
• Taxable loss: −$11,598
• Est. tax savings @ 24.0%: +$2,784
• After-tax cash flow: $-5,966/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 · 13 photos

Fair 45/100 Cosmetic rehab

This first-floor corner unit is in fair condition with cosmetic updates needed. Fresh paint and new flooring would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed
• Minor Flooring — Worn appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics
• Both Replace flooring — New flooring enhances the home's overall appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed	Minor	$500–3,000
Flooring · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics ↑
• Both Replace flooring — New flooring enhances the home's overall appearance and 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: Brookhaven-Comsewogue Union Free School District
• NCES district ID: 3615780
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 76% ▲ 9.00%
• Median HH income: $84,654
• Composite: 61.8/100
• National rank: #733
• State rank: #123 of 590 in NY

Livability — East Setauket

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: East Setauket, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 45,023
• Household income: $105,245
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1595.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -578.02%
• Current HPI: 375.1174
• Rent YoY: ▲ 5.07%
• 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

+18.3% since first listed

7 events — show timeline

• 2026-05-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $199,999 OneKey® MLS as Distributed by MLS Grid
• 2023-01-18 Sold (MLS) $165,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-11-30 Listed $169,000 OneKey® MLS as Distributed by MLS Grid