65 Minuteman Dr · Bohemia, NY 11716

$179,000

2 bd · 1.0 ba · 970 sqft · Manufactured · 48 Days on market

Built 1973 Fair condition $185/sqft · 10% below area Est $200k · 10% under $1419/mo HOA · 49% of rent

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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 +12.1/15.0
• 1% rule +10.0/10.0
• Schools +5.9/10.0
• Cash flow +5.6/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 65 Minuteman Dr this house offer a lot confort , convenience, and great potential. This is a 2 bedroom, 1 full bathroom , and kitchen mobile home. HOA covers: Sewer, water, trash, snow removal Any potential buyers must be approved by Bunker Valley

Key facts

• Built 1973
• Listed 47 days

Property features AI

Finance

• HOA & community: Community association: Bunker Valley; Monthly association fee; Association fee covers sewer, snow removal, trash, and water

Exterior

• Parking: On-street parking; Other parking
• Utilities: Electricity available (PSEG); Propane; Water available; Sewer connected (shared)
• Home design: Mobile home
• Construction: Mobile home construction; Other foundation
• Exterior features: Other construction materials; Other foundation details; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator; Stainless steel appliances; Other kitchen appliances
• Bedrooms: Includes first-floor bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; No cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Natural woodwork; Other interior features
• Laundry & utility: Propane available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-372 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (30.1% below list).
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $125k (30.1% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 2.4% in Bohemia — 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 62/100 on livability (#838 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Connetquot Central School District (suburban): math 67% / reading 63% proficiency, ranked #155 of 590 in NY (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Sycamore Avenue Elementary School (math 34% / reading 54%, grade F, #1,277 of 2,108 statewide, top 64%, 382 students, 28% FRL); Oakdale-Bohemia Middle School (math 62% / reading 67%, grade A-, #121 of 729 statewide, top 17%, 634 students, 22% FRL); Connetquot High School (math 96% / reading 72%, grade A, #404 of 1,100 statewide, top 37%, 1,757 students, 27% FRL).
• Market conditions: 48 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 48 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,185 (30.1% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 30% 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 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.62% ✓
• Cap rate: 3.80%
• Cash-on-cash: -8.90%
• DSCR: 0.60
• GRM: 5.2

CMA / ARV

• ARV (median comp): $199,509
• List price: $179,000
• Delta: -10.28%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Betsy Ross Dr	0.10mi	2/1.0	960 (-1%)	7mo	$189,011	$197	88
74 Ticonderoga Dr	0.11mi	2/1.0	980 (+1%)	10mo	$220,000	$224	85
13 Buttercup Dr	0.19mi	3/1.0 (+1)	980 (+1%)	3mo	$245,000	$250	82
22 Daisy Dr	0.18mi	2/1.0	980 (+1%)	9mo	$136,000	$139	82
40 Buttercup Dr	0.15mi	3/1.0 (+1)	950 (-2%)	3mo	$195,000	$205	82
49 Minuteman Dr	0.07mi	2/1.0	960 (-1%)	17mo	$269,000	$280	81
47 Betsy Ross Dr	0.08mi	2/1.0	900 (-7%)	9mo	$259,000	$288	77
31 Periwinkle Dr	0.12mi	2/1.0	1,000 (+3%)	15mo	$95,000	$95	77
7 Betsy Ross Dr NW	0.21mi	3/2.0 (+1)	960 (-1%)	6mo	$233,500	$243	74
44 Ticonderoga	0.07mi	2/2.0	900 (-7%)	15mo	$217,000	$241	68
12 Periwinkle Dr	0.23mi	2/1.0	830 (-14%)	5mo	$149,000	$180	61
1133 Lincoln Ave	0.73mi	2/1.0	1,056 (+9%)	7mo	$210,000	$199	45

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: -31.2%
• Equity multiple: -0.03×
• Total profit: $-51,777
• Equity at exit: $26,689

10-year hold

• IRR: -31.0%
• Equity multiple: -0.43×
• Total profit: $-71,867
• Equity at exit: $15,477

Cash invested: $50,120 (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 11716

• Active inventory: 48
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,891 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$1,419
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-372

Break-even live

Break-even rent $3,362

Max offer price $125,185

Occupancy floor —

Sensitivity live

Price	-10% $-248	-5% $-310	+0% $-372	+5% $-434	+10% $-496
Rent	-10% $-600	-5% $-486	+0% $-372	+5% $-258	+10% $-143
Rate	-1.0pp $-282	-0.5pp $-326	base $-372	+0.5pp $-418	+1.0pp $-465

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Saddle Rock Rd Holbrook, NY	1.0–2.0	1.0–2.0	1050	$3,390	$3.23	0d	1	0.43mi
400 Adams Way Sayville, NY	1.0–2.0	1.0–2.0	995	$3,195	$3.21	0d	1	0.48mi
804 Saddle Rock Rd Unit 804 Holbrook, NY	1.0	1.0	1000	$2,895	$2.90	45d	1	0.49mi
219 Adams Way Unit 219 Sayville, NY	1.0	1.0	830	$2,665	$3.21	45d	1	0.51mi
30 Westgate Dr Unit HD13 Bohemia, NY	1.0	1.0	630	$2,645	$4.20	24d	1	0.58mi
327 Adams Way Unit 327 Sayville, NY	1.0	1.0	830	$2,690	$3.24	6d	1	0.61mi
25 Westgate Dr Unit ED09 Bohemia, NY	1.0	1.0	808	$2,620	$3.24	45d	1	0.62mi
50 Chelsea Ct Unit HS18 Bohemia, NY	1.0	1.0	676	$2,630	$3.89	45d	1	0.63mi
67 Adams Way Unit 67 Sayville, NY	2.0	2.0	1120	$3,195	$2.85	22d	1	0.63mi
60 Adams Way Unit 60 Sayville, NY	1.0	1.0	915	$2,535	$2.77	45d	1	0.65mi
61 Adams Way Unit 61 Sayville, NY	1.0	1.0	830	$2,690	$3.24	6d	1	0.65mi
17 Eastover Rd Sayville, NY	2.0	1.0	980	$3,400	$3.47	12d	1	0.72mi
1806 Saddle Rock Rd Unit 1806 Holbrook, NY	1.0	1.0	1000	$2,850	$2.85	46d	1	0.74mi
2010 Saddle Rock Rd Unit 2010 Holbrook, NY	1.0	1.0	1000	$2,880	$2.88	17d	1	0.75mi
2200 Dolphin Ln Holbrook, NY	1.0–2.0	1.0–2.0	1150	$3,550	$3.09	0d	1	1.07mi
72 Johnson Ave Unit 4-1F Sayville, NY	1.0	1.0	650	$2,290	$3.52	3d	1	1.27mi
235 Lakeland Ave Unit 24-B Sayville, NY	1.0	1.0	825	$2,405	$2.92	24d	1	1.27mi
65 Island Blvd Unit 65B Bohemia, NY	1.0	1.0	808	$2,630	$3.25	45d	1	1.29mi
222 Lakeland Ave Unit I4 Sayville, NY	1.0	1.0	735	$2,520	$3.43	46d	1	1.29mi
219 Lakeland Ave Unit 1-7B Sayville, NY	2.0	1.0	950	$2,895	$3.05	45d	1	1.31mi
57 Island Blvd Unit 57E Bohemia, NY	1.0	1.0	771	$2,605	$3.38	45d	1	1.32mi
49 Island Blvd Unit 49B Bohemia, NY	2.0	1.0	1091	$3,100	$2.84	45d	1	1.37mi
31 Briarlane Walk Unit 31 Holbrook, NY	1.0	1.0	775	$2,520	$3.25	6d	1	1.38mi
23 Briarlane Walk Unit 23 Holbrook, NY	2.0	1.0	950	$3,000	$3.16	17d	1	1.38mi
47 Island Blvd Bohemia, NY	1.0–2.0	1.0	917	$3,100	$3.38	0d	1	1.40mi
102 Sunlight Walk Holbrook, NY	1.0–3.0	1.0–2.0	1141	$3,715	$3.25	0d	1	1.42mi
7 Twilight Walk Unit 7 Holbrook, NY	1.0	1.0	775	$2,495	$3.22	46d	1	1.43mi
125 Moonlight Walk Unit 125 Holbrook, NY	2.0	1.0	950	$3,085	$3.25	45d	1	1.49mi
90 Moonlight Walk Unit 90 Holbrook, NY	1.0	1.0	700	$2,430	$3.47	45d	1	1.49mi

HOA detail

• Monthly dues: $1,419 · $17,028/yr
• Likely covers: watersewertrashsnow removal

Listing history 16 events

1. 2026-06-21
   days on market $179,000 Active 48 DOM
2. 2026-06-18
   days on market $179,000 Active 45 DOM
3. 2026-06-17
   days on market $179,000 Active 44 DOM
4. 2026-06-16
   days on market $179,000 Active 43 DOM
5. 2026-06-15
   days on market $179,000 Active 42 DOM
6. 2026-06-13
   days on market $179,000 Active 40 DOM
7. 2026-06-13
   days on market $179,000 Active 39 DOM
8. 2026-06-09
   days on market $179,000 Active 36 DOM
9. 2026-06-08
   days on market $179,000 Active 35 DOM
10. 2026-06-07
    days on market $179,000 Active 34 DOM
11. 2026-06-04
    days on market $179,000 Active 31 DOM
12. 2026-06-03
    days on market $179,000 Active 30 DOM
13. 2026-06-02
    days on market $179,000 Active 29 DOM
14. 2026-06-01
    days on market $179,000 Active 28 DOM
15. 2026-05-31
    days on market $179,000 Active 27 DOM
16. 2026-04-30
    listed $179,000 Active 257-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,696
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,776
• − Management: −$2,776
• − HOA: −$17,028
• − Depreciation: −$5,207
• Taxable loss: −$6,698
• Est. tax savings @ 24.0%: +$1,607
• After-tax cash flow: $-2,855/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 · 19 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, including roof and exterior siding, to improve its condition and value.

Repairs flagged

• Major roof — visible wear
• Major exterior siding — blue siding appears worn

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace air conditioning unit — improves comfort and energy efficiency
• Both repair roof — extends lifespan and improves curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear	Major	$15,000–50,000
exterior siding · blue siding appears worn	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace air conditioning unit — improves comfort and energy efficiency ↑
• Both repair roof — extends lifespan and improves curb appeal ↑

ⓘ 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: Connetquot Central School District
• NCES district ID: 3608160
• Math proficiency: 67% ▼ -9.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $88,180
• Composite: 58.89/100
• National rank: #970
• State rank: #155 of 590 in NY

Livability — Bohemia

• Score: 62/100
• State rank: #838
• US rank: #16290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bohemia, NY
• City population: 9,750
• Population (ZIP): 9,750

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Scotch-Irish 1% Slovak 1%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 3% Chinese 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: ▼ -213.58%
• Current HPI: 304.9735
• 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

1 event — show timeline

• 2026-04-30 Listed $179,000 OneKey® MLS as Distributed by MLS Grid