344 Boyle Rd · Selden, NY 11784

$525,000

4 bd · 1.5 ba · 1,833 sqft · SingleFamily public records · 25 Days on market

Built 1972 9,148 sqft lot $286/sqft · 19% below area Est $645k · 19% under ↓ 9% since listing

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +15.0/15.0
• Schools +5.3/10.0
• DSCR +4.9/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this four-bedroom Colonial offering a comfortable layout and plenty of potential to make it your own. The main level features an elevated living room, an eat-in kitchen, formal dining room, and a den—well-suited for everyday living or entertaining. A convenient powder room is also located on the first floor. Laminate flooring runs throughout the main level, while the living room and entire second floor feature hardwood flooring. Upstairs, you’ll find four bedrooms, including a primary bedroom with access to a Jack and Jill bathroom. Pull-down attic access provides additional storage space. With a roof approximately 15 years old and a boiler approximately 10 years old,

Key facts

• Laminate flooring
• Formal dining room
• Elevated living room

Tags

• ELEVATED LIVING ROOM
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• DEN
• POWDER ROOM
• LAMINATE FLOORING

Property features AI

Exterior

• Parking: Attached parking; 2 parking spaces total; 1-car garage
• Utilities: Electricity connected (PSEG); Water connected; Trash collection (public); Cable available; Cesspool sewer
• Home design: Single family residence
• Construction: Cedar and frame construction; Concrete perimeter foundation
• Exterior features: Back yard; Back yard fencing

Interior

• Kitchen: Electric cooktop
• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Eat-in kitchen; Partial basement; Basement access via scuttle (attic scuttle)
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $446k (15.0% below list).
• Recommended offer: $446k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.4% in Selden — 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 66/100 on livability (#637 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: crime C-, amenities F, commute F.
• Middle Country Central School District (suburban): math 60% / reading 56% proficiency, ranked #217 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stagecoach School (math 62% / reading 72%, grade B+, #525 of 2,108 statewide, top 27%, 353 students, 43% FRL); Selden Middle School (math 42% / reading 52%, grade D+, #315 of 729 statewide, top 45%, 1,058 students, 37% FRL); Newfield High School (math 77% / reading 77%, grade A-, #583 of 1,100 statewide, top 56%, 1,559 students, 35% FRL) — zoned schools average 38% FRL vs 22% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 119 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $4k of loan paydown is wiped out by about $16k 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 25 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $446,156 (15.0% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.85% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (median comp): $645,000
• List price: $525,000
• Delta: -18.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Anne Dr	0.22mi	3/1.5 (-1)	1,801 (-2%)	0mo	$612,500	$340	82
3 Rocket Ct	0.18mi	4/1.5	2,024 (+10%)	0mo	$650,000	$321	74
15 Newport Ave	0.53mi	4/3.0	1,834 (+0%)	1mo	$700,000	$382	68
38 Riviera Dr	0.70mi	4/1.5	1,819 (-1%)	1mo	$570,000	$313	65
25 Wilson St	0.62mi	4/2.0	1,900 (+4%)	0mo	$655,000	$345	63
59 Holiday Park Dr	0.51mi	4/1.5	2,001 (+9%)	1mo	$655,000	$327	60
18 Lark Dr	0.55mi	4/1.5	1,680 (-8%)	2mo	$470,000	$280	58
125 Liberty Ave	0.59mi	4/2.0	1,674 (-9%)	2mo	$668,000	$399	54
35 Van Buren Ave	0.62mi	4/1.5	1,622 (-12%)	2mo	$630,000	$388	50
31 Colony Rd	0.73mi	5/2.0 (+1)	1,679 (-8%)	1mo	$650,000	$387	44
29 Rush St	0.54mi	3/2.0 (-1)	1,580 (-14%)	2mo	$628,000	$397	43
113 Berkeley Ave	0.69mi	3/2.0 (-1)	1,566 (-15%)	2mo	$550,000	$351	34

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-69,551
• Equity at exit: $78,279

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-40,986
• Equity at exit: $45,392

Cash invested: $147,000 (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 11784

• Active inventory: 119
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $4,462 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$307 /mo · $3,680/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$937
• Net cashflow: $246

Break-even live

Break-even rent $4,150

Max offer price $525,000

Occupancy floor 89%

Sensitivity live

Price	-10% $543	-5% $395	+0% $246	+5% $97	+10% $-51
Rent	-10% $-106	-5% $70	+0% $246	+5% $422	+10% $598
Rate	-1.0pp $510	-0.5pp $380	base $246	+0.5pp $110	+1.0pp $-28

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Nostrand Ave Selden, NY	4.0	2.0	2055	$4,250	$2.07	2d	1	0.36mi
127 Berkeley Ave Selden, NY	5.0	2.0	1598	$4,500	$2.82	19d	1	0.66mi
11 Oak Pl Selden, NY	4.0	2.0	1976	$4,200	$2.13	22d	1	0.74mi
52 Huron St Port Jefferson Station, NY	3.0	2.0	2161	$4,350	$2.01	2d	1	1.08mi
7 Wicket St Coram, NY	4.0	4.0	2398	$5,500	$2.29	2d	1	1.23mi
303 Arrowhead Ln Centereach, NY	1.0–3.0	1.0–2.0	1289	$4,975	$3.86	2d	16	1.47mi

Listing history 2 events

1. 2026-06-02
   statusdays on market $525,000 Pending 25 DOM
2. 2026-04-23
   listed $579,000 Active 884-char remark

ⓘ 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: $3,680 · $307/mo
• Projected year-2 tax: $6,276 · $523/mo
• Expected delta: +$2,596/yr (+$216/mo · 70.5%)

ⓘ 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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $53,539
• − Mortgage interest: −$29,408
• − Property taxes: −$3,680
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,283
• − Management: −$4,283
• − Depreciation: −$15,273
• Taxable loss: −$6,014
• Est. tax savings @ 24.0%: +$1,443
• After-tax cash flow: $4,396/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: Middle Country Central School District
• NCES district ID: 3619200
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $86,140
• Composite: 52.89/100
• National rank: #1532
• State rank: #217 of 590 in NY

Livability — Selden

• Score: 66/100
• State rank: #637
• US rank: #11887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selden, NY
• City population: 25,986
• Population (ZIP): 25,986

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 12% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -609.27%
• Current HPI: 381.2659
• 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

-9.3% since first listed

3 events — show timeline

• 2026-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $579,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $3,680 · +0.0% YoY. Source: county tax records.