119 Christian Ave · Stony Brook, NY 11790

$575,000

4 bd · 2.0 ba · 1,778 sqft · SingleFamily public records · 9 Days on market

Built 1958 0.56 ac lot Est $731k · 21% under $17/mo HOA

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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 +10.2/30.0
• Schools +7.6/10.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Professional Pictures Coming Soon. Looking for a home with a long island beach lifestyle? This rare find is one of only 93 homes located in the Stony Brook Shores Property Owners Association with private beach access and boat launching area. Custom cape on over 1/2 acre offers 4 - 5 generous sized bedrooms, 2 full baths PLUS full basement and 2 car garage. Many specimen trees throughout property. Sun filled solarium off of country kitchen. Fireplace in living room. Hardwood floors throughout. Looking for a home great bones to make your own? With a little love and a paintbrush, you may have found it. Annual SBS membership is $200 a year for access to the private beach community. 2026 Tax gri

Key facts

• 0.56 acre lot
• 2 garage spots
• Built 1958

Property features AI

Finance

• HOA & community: Member of Stony Brook Shores association; Annual association fee of $200 (covers other services)

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Electric service by PSEG; Cesspool sewer; Cable available; Electricity connected
• Home design: Single-family residence; Living area reported from public records; Property condition listed as actual
• Construction: Cedar construction; Block foundation
• Exterior features: Garden; Shed(s)

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Entrance foyer; Full, partially finished basement; Attic access via scuttle; One fireplace in the living room; Seven total rooms
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $518k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $494k (14.1% below list).
• Recommended offer: $494k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.3% in Stony Brook — 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 85/100 on livability (#29 in NY, #515 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Three Village Central School District (suburban): math 81% / reading 83% proficiency, ranked #31 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Setauket Elementary School (math 72% / reading 87%, grade A, #188 of 2,108 statewide, top 11%, 604 students, 10% FRL); Paul J Gelinas Junior High School (math 82% / reading 87%, grade A+, #13 of 729 statewide, top 2%, 647 students, 9% FRL); Ward Melville Senior High School (math 97% / reading 92%, grade A+, #117 of 1,100 statewide, top 11%, 1,507 students, 15% FRL).
• Market conditions: 86 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($171k/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 $4k of loan paydown is wiped out by about $17k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $493,672 (14.1% 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.86% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $730,758
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Stony Rd	0.29mi	4/2.0	1,700 (-4%)	5mo	$685,000	$403	75
22 Woodfield Rd	0.26mi	3/2.0 (-1)	1,921 (+8%)	1mo	$996,000	$518	69
40 Quaker Path	0.41mi	3/2.0 (-1)	1,827 (+3%)	6mo	$750,000	$411	67
3 Night Heron Dr	0.33mi	4/2.0	1,924 (+8%)	10mo	$902,000	$469	63
11 W Meadow Ln	0.57mi	3/1.5 (-1)	1,850 (+4%)	1mo	$790,000	$427	59
64 Brook Dr	0.24mi	3/3.0 (-1)	1,991 (+12%)	7mo	$730,000	$367	54
27 Erland Rd	0.45mi	4/1.5	1,600 (-10%)	8mo	$400,000	$250	54
20 Dogwood Rd	0.29mi	3/2.0 (-1)	1,588 (-11%)	13mo	$650,000	$409	52
1 Derby Dr	0.56mi	3/2.0 (-1)	1,689 (-5%)	11mo	$850,000	$503	51
197 Christian Ave	0.64mi	3/1.5 (-1)	1,859 (+5%)	11mo	$758,000	$408	46
4 Shipman Ln	0.68mi	3/2.0 (-1)	1,976 (+11%)	6mo	$800,000	$405	40
6 Hollow Rd	0.72mi	3/2.0 (-1)	1,924 (+8%)	13mo	$875,000	$455	37

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-113,619
• Equity at exit: $85,734

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-124,629
• Equity at exit: $49,715

Cash invested: $161,000 (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 11790

• Active inventory: 86
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,937 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$953 /mo · $11,432/yr
• Insurance: −$240
• HOA: −$17
• Vacancy / Maint / Mgmt: −$1,037
• Net cashflow: $-325

Break-even live

Break-even rent $5,348

Max offer price $517,659

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-162	+0% $-325	+5% $-487	+10% $-650
Rent	-10% $-715	-5% $-520	+0% $-325	+5% $-130	+10% $65
Rate	-1.0pp $-35	-0.5pp $-178	base $-325	+0.5pp $-474	+1.0pp $-625

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 10 events

1. 2026-06-21
   status $575,000 Pending 9 DOM
2. 2026-06-09
   days on market $575,000 Active 9 DOM
3. 2026-06-08
   days on market $575,000 Active 8 DOM
4. 2026-06-07
   days on market $575,000 Active 7 DOM
5. 2026-06-04
   days on market $575,000 Active 4 DOM
6. 2026-06-03
   days on market $575,000 Active 3 DOM
7. 2026-06-02
   days on market $575,000 Active 2 DOM
8. 2026-06-01
   statusdays on market $575,000 Active 1 DOM
9. 2026-05-31
   days on market $575,000 Coming Soon 11 DOM
10. 2026-05-20
    historical $575,000

ⓘ 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: $11,432 · $953/mo
• Projected year-2 tax: $11,432 · $953/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 ≥95°F today · 16 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: $59,241
• − Mortgage interest: −$32,209
• − Property taxes: −$11,432
• − Insurance: −$2,875
• − Repairs & maintenance: −$4,739
• − Management: −$4,739
• − HOA: −$204
• − Depreciation: −$16,727
• Taxable loss: −$13,685
• Est. tax savings @ 24.0%: +$3,284
• After-tax cash flow: $-611/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: Three Village Central School District
• NCES district ID: 3628200
• Math proficiency: 81% ▼ -6.00%
• Reading proficiency: 83% ▲ 2.00%
• Median HH income: $121,671
• Composite: 76.17/100
• National rank: #113
• State rank: #31 of 590 in NY

Livability — Stony Brook

• Score: 85/100
• State rank: #29
• US rank: #515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stony Brook, NY
• County: Suffolk County · 679,920 people
• City population: 21,074
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,074
• Household income: $171,133
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 40.0

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 0.57)
• Race & ethnicity: White 60% Asian 25% Hispanic / Latino 9% Black 4% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Russian 1%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 68% English-only · Chinese 13% Other Indo-European 6% Spanish 5%

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: ▼ -662.88%
• Current HPI: 284.601
• 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

• 2026-05-20 Coming Soon $575,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $11,432 · +0.0% YoY. Source: county tax records.