87 8th Ave · Huntington Station, NY 11746

$450,000

2 bd · 1.0 ba · 1,559 sqft · SingleFamily · 26 Days on market

Built 1934 5,227 sqft lot $289/sqft · 33% below area Est $676k · 33% 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
• Cash flow +8.1/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A charming diamond in the rough, waiting for your vision and creativity to make this gem shine. Pretty curb appeal just waiting to be enhanced with plants and landscaping. Step inside the generous covered front entry porch with updated hardwood floors and reimagine your office/mudroom or cozy niche to enjoy your morning coffee. You’ll find hardwood floors throughout, a spacious living room with added nook, perfect for office or reading. A formal dining room with bay window and thoughtful kitchen layout with dual access to side and rear yard. Upstairs there’s plenty of storage space, deep closets, skylight and a full bath. Updates include partial newer roof, tilt/turn windows, HW tank, refrigerator and washer. The full unfinished basement offers more storage and utilities with 150 amps. You’ll appreciate the rear patio for those warm summer nights and dining al fresco, with mature trees and shrubs to ensure some privacy. Sprinklers front and back. Whether you’re a first-time buyer looking to build equity, an investor seeking your next project, or a homeowner eager to customize every detail, this is the perfect canvas. Home being sold “As is” and priced to reflect condition. Cash buyer preferred.

Key facts

• 5,227 sq ft lot
• Built 1934
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $373k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (26.9% below list).
• Recommended offer: $329k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.1% in Huntington Station — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#126 in NY, #2,028 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: schools D+, amenities D, cost of living F.
• South Huntington Union Free School District (suburban): math 48% / reading 55% proficiency, ranked #290 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.5%/yr); 313 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $3k of loan paydown is wiped out by about $14k 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 26 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,156 (26.9% 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 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
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: 0.73% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 11.4

CMA / ARV

• ARV (median comp): $676,229
• List price: $450,000
• Delta: -33.45%
• 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
22 W 12th St	0.44mi	3/1.0 (+1)	1,500 (-4%)	2mo	$530,000	$353	67
10 Darnley Pl	0.46mi	3/2.0 (+1)	1,600 (+3%)	1mo	$700,000	$438	64
32 8th Ave	0.20mi	3/2.0 (+1)	1,400 (-10%)	8mo	$649,000	$464	58
59 Tippin Dr	0.36mi	3/2.0 (+1)	1,400 (-10%)	0mo	$625,000	$446	57
30 W 12th St	0.42mi	3/1.0 (+1)	1,457 (-6%)	10mo	$550,000	$377	57
66 Craven St	0.43mi	3/1.5 (+1)	1,400 (-10%)	1mo	$640,000	$457	55
46 E 19th St	0.72mi	2/1.0	1,500 (-4%)	6mo	$608,253	$406	55
6 Longford St	0.68mi	3/2.0 (+1)	1,600 (+3%)	1mo	$790,000	$494	54
24 E 15th St	0.57mi	3/2.0 (+1)	1,500 (-4%)	8mo	$560,000	$373	52
4 Oakley Dr	0.56mi	3/1.5 (+1)	1,400 (-10%)	3mo	$665,750	$476	48
17 Longley Pl	0.55mi	3/1.5 (+1)	1,700 (+9%)	11mo	$590,000	$347	43
203 W Pulaski Rd	0.69mi	3/2.0 (+1)	1,711 (+10%)	11mo	$630,000	$368	33

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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.24×
• Total profit: $-95,473
• Equity at exit: $67,096

10-year hold

• IRR: -12.2%
• Equity multiple: 0.23×
• Total profit: $-96,906
• Equity at exit: $38,908

Cash invested: $126,000 (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 11746

• Rents YoY: 4.5%
• Active inventory: 313
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $3,292 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$488 /mo · $5,862/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $-435

Break-even live

Break-even rent $3,843

Max offer price $373,071

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-308	+0% $-435	+5% $-563	+10% $-690
Rent	-10% $-696	-5% $-565	+0% $-435	+5% $-305	+10% $-175
Rate	-1.0pp $-209	-0.5pp $-321	base $-435	+0.5pp $-552	+1.0pp $-671

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Cedarwood Dr Huntington Station, NY	2.0	1.0	1500	$2,500	$1.67	18d	1	1.08mi
13A Homeland Dr Huntington, NY	3.0	2.0	1600	$4,400	$2.75	2d	1	1.32mi

Listing history 2 events

1. 2026-05-04
   status Pending 1249-char remark

   Show marketing remark (1249 chars)

   A charming diamond in the rough, waiting for your vision and creativity to make this gem shine. Pretty curb appeal just waiting to be enhanced with plants and landscaping. Step inside the generous covered front entry porch with updated hardwood floors and reimagine your office/mudroom or cozy niche to enjoy your morning coffee. You’ll find hardwood floors throughout, a spacious living room with added nook, perfect for office or reading. A formal dining room with bay window and thoughtful kitchen layout with dual access to side and rear yard. Upstairs there’s plenty of storage space, deep closets, skylight and a full bath. Updates include partial newer roof, tilt/turn windows, HW tank, refrigerator and washer. The full unfinished basement offers more storage and utilities with 150 amps. You’ll appreciate the rear patio for those warm summer nights and dining al fresco, with mature trees and shrubs to ensure some privacy. Sprinklers front and back. Whether you’re a first-time buyer looking to build equity, an investor seeking your next project, or a homeowner eager to customize every detail, this is the perfect canvas. Home being sold “As is” and priced to reflect condition. Cash buyer preferred.

2. 2026-04-01
   listed $450,000 Active 1249-char remark

   Show marketing remark (1249 chars)

   A charming diamond in the rough, waiting for your vision and creativity to make this gem shine. Pretty curb appeal just waiting to be enhanced with plants and landscaping. Step inside the generous covered front entry porch with updated hardwood floors and reimagine your office/mudroom or cozy niche to enjoy your morning coffee. You’ll find hardwood floors throughout, a spacious living room with added nook, perfect for office or reading. A formal dining room with bay window and thoughtful kitchen layout with dual access to side and rear yard. Upstairs there’s plenty of storage space, deep closets, skylight and a full bath. Updates include partial newer roof, tilt/turn windows, HW tank, refrigerator and washer. The full unfinished basement offers more storage and utilities with 150 amps. You’ll appreciate the rear patio for those warm summer nights and dining al fresco, with mature trees and shrubs to ensure some privacy. Sprinklers front and back. Whether you’re a first-time buyer looking to build equity, an investor seeking your next project, or a homeowner eager to customize every detail, this is the perfect canvas. Home being sold “As is” and priced to reflect condition. Cash buyer preferred.

ⓘ 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: $5,862 · $488/mo
• Projected year-2 tax: $6,733 · $561/mo
• Expected delta: +$872/yr (+$73/mo · 14.9%)

ⓘ 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 ≥97°F today · 15 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: $39,499
• − Mortgage interest: −$25,207
• − Property taxes: −$5,862
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,160
• − Management: −$3,160
• − Depreciation: −$13,091
• Taxable loss: −$13,231
• Est. tax savings @ 24.0%: +$3,175
• After-tax cash flow: $-2,050/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: South Huntington Union Free School District
• NCES district ID: 3627300
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $92,630
• Composite: 48.08/100
• National rank: #2189
• State rank: #290 of 590 in NY

Livability — Huntington Station

• Score: 79/100
• State rank: #126
• US rank: #2028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Station, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 65,747
• Household income: $164,589
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 627.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 10% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 70% English-only · Spanish 15% Other Indo-European 6% Chinese 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: ▼ -715.60%
• Current HPI: 317.5657
• Rent YoY: ▲ 4.54%
• 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

2 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $450,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $5,862 · +0.0% YoY. Source: county tax records.