55 Carver Blvd · North Bellport, NY 11713

$499,999

3 bd · 2.0 ba · 1,663 sqft · SingleFamily public records · 18 Days on market

Built 1998 0.25 ac lot Est $587k · 15% under

---

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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 55 Carver Blvd in Bellport, this charming home offers comfort, space, and versatility. This 3-bedroom, 2-bath residence features a flexible bonus office, ideal for working from home or additional living space. The inviting living room is filled with natural light and offers a comfortable layout for everyday living and entertaining. A spacious eat-in kitchen provides ample cabinetry and room for gathering. Generously sized bedrooms offer plenty of closet space and comfortable accommodations. The primary suite includes convenient access to a full bath for added privacy. Enjoy morning coffee or evening relaxation in the screened-in porch overlooking the property. Step outside to a l

Key facts

• 0.25 acre lot
• Built 1998
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $10k ($122k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $500k).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.7% vs local median 4.9% in North Bellport — 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 (#842 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• South Country Central School District (suburban): math 50% / reading 44% proficiency, ranked #460 of 755 in NY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kreamer Street Elementary School (math 24% / reading 24%, grade F, #1,846 of 2,108 statewide, top 91%, 290 students, 37% FRL); Bellport Middle School (math 64% / reading 54%, grade B, #161 of 729 statewide, top 24%, 838 students, 56% FRL); Bellport Senior High School (math 86% / reading 64%, grade A-, #630 of 1,100 statewide, top 57%, 1,392 students, 52% FRL).
• Market conditions: 57 active listings in the ZIP; 8 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 $3k of loan paydown is wiped out by about $15k 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 $140k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $181k; list at $500k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $492,499 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 3.46% ✓
• Cap rate: 30.71%
• Cash-on-cash: 87.21%
• DSCR: 4.88
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $587,039
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Carver Blvd	0.00mi	3/2.0	1,663 (0%)	1mo	$520,000	$313	99
63 Beaver Dam Rd	0.47mi	3/2.0	1,719 (+3%)	11mo	$555,000	$323	64
6 Epson Crse	0.45mi	3/2.0	1,600 (-4%)	12mo	$650,000	$406	63
35 Maple Ave	0.51mi	3/2.5	1,800 (+8%)	3mo	$514,000	$286	58
112 Bellhaven Rd	0.65mi	3/2.0	1,752 (+5%)	6mo	$795,000	$454	56
35 Station Rd S	0.54mi	2/2.0 (-1)	1,570 (-6%)	8mo	$525,000	$334	53
72 Wards Ln	0.31mi	3/1.0	1,862 (+12%)	12mo	$469,000	$252	52
13 Bell St	0.70mi	4/3.0 (+1)	1,700 (+2%)	6mo	$1,550,000	$912	50
76 N Howells Point Rd	0.63mi	3/2.5	1,748 (+5%)	13mo	$775,000	$443	50
40 Maple Ave	0.55mi	3/1.0	1,552 (-7%)	12mo	$499,000	$322	49
96 N Howells Point Rd	0.58mi	4/2.0 (+1)	1,872 (+13%)	8mo	$660,000	$353	40
17 Susan Dr	0.70mi	3/1.5	1,474 (-11%)	12mo	$520,000	$353	36

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: 87.8%
• Equity multiple: 5.05×
• Total profit: $567,287
• Equity at exit: $74,551

10-year hold

• IRR: 90.8%
• Equity multiple: 10.50×
• Total profit: $1,329,593
• Equity at exit: $43,231

Cash invested: $140,000 (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 11713

• Home prices YoY: -26.0%
• Active inventory: 57
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $17,316 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$674 /mo · $8,094/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,636
• Net cashflow: $10,174

Break-even live

Break-even rent $4,437

Max offer price $499,999

Occupancy floor 36%

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Station Rd Bellport, NY	2.0	1.0	1104	$3,500	$3.17	43d	1	0.44mi
91 Circuit Rd Bellport, NY	3.0	1.5	1154	$4,500	$3.90	24d	1	0.58mi
58 N Howells Point Rd Bellport, NY	3.0	2.0	1404	$15,000	$10.68	18d	1	0.66mi
21 N Howells Point Rd Bellport, NY	3.0	3.5	2148	$20,000	$9.31	1d	1	0.80mi
13 Colonial Ln Bellport, NY	3.0	2.0	1872	$20,000	$10.68	18d	1	0.95mi
11 Bieselin Rd Bellport, NY	4.0	2.0	1722	$15,000	$8.71	43d	1	1.06mi
718 Provost Ave Bellport, NY	4.0	1.0	1100	$4,000	$3.64	43d	1	1.33mi
262 N Dunton Ave East Patchogue, NY	3.0	1.0	1778	$3,900	$2.19	13d	1	1.46mi

Listing history 6 events

1. 2026-04-06
   status Pending
2. 2026-03-20
   listed $499,999 Active
3. 2026-03-19
   historical $499,999
4. 1998-10-22
   soldstatus $181,000
5. 1997-12-30
   soldstatus $35,000
6. 1997-12-30
   soldstatus $44,000

ⓘ 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: $8,094 · $674/mo
• Projected year-2 tax: $8,272 · $689/mo
• Expected delta: +$178/yr (+$15/mo · 2.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 17 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: $207,787
• − Mortgage interest: −$28,008
• − Property taxes: −$8,094
• − Insurance: −$2,500
• − Repairs & maintenance: −$16,623
• − Management: −$16,623
• − Depreciation: −$14,545
• Taxable income: $121,394
• Est. tax owed @ 24.0%: −$29,135
• After-tax cash flow: $92,959/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 Country Central School District
• NCES district ID: 3600008
• Math proficiency: 50% ▲ 4.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $74,049
• Composite: 44.75/100
• National rank: #5960
• State rank: #460 of 755 in NY

Livability — North Bellport

• Score: 62/100
• State rank: #842
• US rank: #16345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bellport, NY
• City population: 9,236
• Population (ZIP): 9,236

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 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 30% Black 14% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 4% Italian 1% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 23% Other Indo-European 3%

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: ▼ -148.23%
• Current HPI: 421.2165
• 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

+1328.6% since first listed

6 events — show timeline

• 2026-04-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Listed $499,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Coming Soon $499,999 OneKey® MLS as Distributed by MLS Grid
• 1998-10-22 Sold (Public Records) $181,000 Public Records
• 1997-12-30 Sold (Public Records) $44,000 Public Records
• 1997-12-30 Sold (Public Records) $35,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $8,094 · +0.0% YoY. Source: county tax records.