30 Franklin Ave · Mastic, NY 11950

$150,000

2 bd · 1.0 ba · 908 sqft · SingleFamily

Built 1927 10,019 sqft lot

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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 +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short sale subject to Lender approval. Buyer must pay additional 5% to Short Sale representative.

Key facts

• 0.23 acre lot
• Built 1927

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 15.9% vs local median 4.7% in Mastic — 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 63/100 on livability (#816 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: crime D, amenities F, commute F.
• William Floyd Union Free School District (suburban): math 48% / reading 57% proficiency, ranked #309 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Moriches Elementary School (math 52% / reading 57%, grade C, #908 of 2,108 statewide, top 46%, 822 students, 57% FRL); William Floyd Middle School (math 36% / reading 47%, grade F, #394 of 729 statewide, top 55%, 1,053 students, 54% FRL); William Floyd High School (math 65% / reading 87%, grade A-, #616 of 1,100 statewide, top 57%, 3,013 students, 54% FRL).
• Market conditions: 100 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.00% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.40%
• DSCR: 2.53
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $391,348
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Henry St	0.16mi	2/1.0	850 (-6%)	8mo	$310,000	$365	75
47 Stuyvesant Ave	0.25mi	3/1.0 (+1)	900 (-1%)	18mo	$405,950	$451	66
38 Midland Ave	0.32mi	3/1.0 (+1)	1,008 (+11%)	2mo	$405,000	$402	60
33 Midland Ave	0.29mi	2/1.0	800 (-12%)	11mo	$145,000	$181	57
38 Carlton Ave	0.49mi	3/1.0 (+1)	880 (-3%)	15mo	$420,000	$477	54
34 Midland Ave	0.32mi	2/1.0	772 (-15%)	8mo	$300,000	$389	53
79 Stuyvesant Ave	0.41mi	3/1.0 (+1)	1,044 (+15%)	2mo	$450,000	$431	50
214 Mastic Blvd	0.49mi	2/1.0	800 (-12%)	11mo	$420,000	$525	48
163 Hampton Ave	0.58mi	3/1.0 (+1)	973 (+7%)	14mo	$430,000	$442	44
118 Fulton Ave	0.71mi	2/1.0	814 (-10%)	9mo	$305,000	$375	42
137 Dana Ave	0.55mi	3/1.0 (+1)	1,040 (+14%)	20mo	$470,000	$452	29

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: 29.9%
• Equity multiple: 2.25×
• Total profit: $52,501
• Equity at exit: $22,365

10-year hold

• IRR: 37.2%
• Equity multiple: 4.45×
• Total profit: $144,968
• Equity at exit: $12,969

Cash invested: $42,000 (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 11950

• Home prices YoY: -33.2%
• Active inventory: 100
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,002 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$319 /mo · $3,825/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,204

Break-even live

Break-even rent $1,478

Max offer price $150,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,289	-5% $1,246	+0% $1,204	+5% $1,162	+10% $1,119
Rent	-10% $967	-5% $1,085	+0% $1,204	+5% $1,323	+10% $1,441
Rate	-1.0pp $1,280	-0.5pp $1,242	base $1,204	+0.5pp $1,165	+1.0pp $1,126

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1550 Montauk Hwy Unit 1B Mastic, NY	2.0	1.0	650	$2,400	$3.69	25d	1	0.24mi
61 Montgomery Ave Mastic, NY	3.0	2.0	1025	$3,400	$3.32	20d	1	0.27mi
1b Meadowoods Ln Moriches, NY	1.0–2.0	1.0–2.0	896	$3,105	$3.47	0d	58	1.19mi
48 Eleanor Ave Mastic, NY	3.0	1.0	975	$3,500	$3.59	25d	1	1.28mi

Listing history 7 events

1. 2026-03-12
   historical
2. 2026-03-09
   listed $150,000
3. 2026-02-11
   status Pending
4. 2026-02-11
   historical
5. 2026-02-10
   listed $150,000 Active
6. 2005-01-19
   soldstatus $189,000
7. 2004-11-09
   soldstatus $80,000

ⓘ 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: $3,825 · $319/mo
• Projected year-2 tax: $3,825 · $319/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 4/10 Moderate 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,028
• − Mortgage interest: −$8,402
• − Property taxes: −$3,825
• − Insurance: −$750
• − Repairs & maintenance: −$2,882
• − Management: −$2,882
• − Depreciation: −$4,364
• Taxable income: $12,922
• Est. tax owed @ 24.0%: −$3,101
• After-tax cash flow: $11,346/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: William Floyd Union Free School District
• NCES district ID: 3618690
• Math proficiency: 48% ▲ 3.00%
• Reading proficiency: 57% ▲ 11.00%
• Median HH income: $70,564
• Composite: 46.79/100
• National rank: #2383
• State rank: #309 of 590 in NY

Livability — Mastic

• Score: 63/100
• State rank: #816
• US rank: #15786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mastic, NY
• City population: 16,944
• Population (ZIP): 16,944

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 30% Two or more races 15% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 8%
• Common ancestry: Romanian 3% Scotch-Irish 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 20% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -228.55%
• Current HPI: 460.0878
• Rent YoY: —
• Metro: —
• 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

+87.5% since first listed

7 events — show timeline

• 2026-03-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-10 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2005-01-19 Sold (Public Records) $189,000 Public Records
• 2004-11-09 Sold (Public Records) $80,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,825 · +0.0% YoY. Source: county tax records.