6 Albermarle Ave · Huntington Station, NY 11746

$499,987

3 bd · 3.0 ba · 1,650 sqft · SingleFamily · 21 Days on market

Built 1952 0.25 ac lot Est $690k · 28% 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 +11.0/30.0
• Schools +4.6/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Windows, New Siding, However, the entire interior needs work. The layout includes 3 Bedrooms, 2 full baths, 2 half baths, Kitchen, Living Room, Dining Room, in this Split Level Style home. There is a full basement but it's unfinished. This is "As-Is" /"Estate" Sale.

Key facts

• New siding
• Recently done roof
• Full basement

Tags

• NEW WINDOWS
• NEW SIDING
• RECENTLY DONE ROOF
• FULL BASEMENT

Property features AI

Finance

• Financial info: Tax year 2024 (tax amount not included per instructions)

Exterior

• Parking: 1-car garage; No carport
• Utilities: Public sewer; Electricity connected
• Home design: Single-family residence
• Construction: Construction: Aluminum siding
• Exterior features: Aluminum siding; Not waterfront; No additional parcels

Interior

• Kitchen: No appliances listed
• Bedrooms: Total of 10 rooms (bedroom count not specified)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Baseboard heating; Oil heating; No central cooling
• Interior features: First-floor full bathroom; Double-pane windows; Full unfinished basement; Crawl attic
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $462k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $452k (9.5% below list).
• Recommended offer: $452k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.1% in Huntington Station — 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 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.
• Huntington Union Free School District (suburban): math 45% / reading 52% proficiency, ranked #328 of 590 in NY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 308 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).
• This rent runs 33% of the median local income ($165k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $57k; list at $500k implies a 777% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $452,407 (9.5% 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 1952 — 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: 0.90% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $689,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 E 9th St	0.30mi	3/2.0	1,578 (-4%)	1mo	$575,000	$364	74
205 Lenox Rd	0.20mi	3/2.0	1,800 (+9%)	2mo	$665,000	$369	70
22 Osage Dr	0.40mi	3/2.5	1,762 (+7%)	11mo	$997,000	$566	59
43 Caldwell St	0.38mi	4/1.0 (+1)	1,450 (-12%)	9mo	$600,000	$414	42
26 Highview Ave	0.55mi	4/1.5 (+1)	1,800 (+9%)	10mo	$660,000	$367	40
6 May St	0.68mi	3/2.0	1,800 (+9%)	11mo	$600,000	$333	40
54 Wyoming Dr	0.62mi	3/3.0	1,874 (+14%)	10mo	$880,000	$470	40
10 Colorado Pl	0.59mi	4/3.0 (+1)	1,874 (+14%)	7mo	$830,000	$443	39
8 Ludlam St	0.69mi	4/2.0 (+1)	1,800 (+9%)	11mo	$500,000	$278	34
53 E 13th St	0.70mi	4/2.0 (+1)	1,428 (-14%)	7mo	$640,000	$448	30
12 Pinoak Ct	0.70mi	4/2.0 (+1)	1,853 (+12%)	11mo	$775,000	$418	29
15 Chambers Ct	0.70mi	4/2.5 (+1)	1,896 (+15%)	9mo	$872,000	$460	28

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-87,221
• Equity at exit: $74,550

10-year hold

• IRR: -6.4%
• Equity multiple: 0.56×
• Total profit: $-62,208
• Equity at exit: $43,230

Cash invested: $139,996 (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: 308
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $4,524 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$957 /mo · $11,485/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $-213

Break-even live

Break-even rent $4,794

Max offer price $462,289

Occupancy floor 100%

Sensitivity live

Price	-10% $70	-5% $-72	+0% $-213	+5% $-355	+10% $-496
Rent	-10% $-571	-5% $-392	+0% $-213	+5% $-35	+10% $144
Rate	-1.0pp $38	-0.5pp $-86	base $-213	+0.5pp $-343	+1.0pp $-475

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: $124,997
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 E 5th St Huntington Station, NY	1.0–3.0	1.0–2.0	1277	$5,037	$3.94	2d	1	0.30mi
21A Thorney Ave Huntington Station, NY	4.0	2.0	1512	$4,500	$2.98	22d	1	1.34mi

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $11,485 · $957/mo
• Projected year-2 tax: $11,485 · $957/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,289
• − Mortgage interest: −$28,007
• − Property taxes: −$11,485
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,343
• − Management: −$4,343
• − Depreciation: −$14,545
• Taxable loss: −$10,935
• Est. tax savings @ 24.0%: +$2,624
• After-tax cash flow: $63/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: Huntington Union Free School District
• NCES district ID: 3615090
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $93,547
• Composite: 45.68/100
• National rank: #2578
• State rank: #328 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

+777.2% since first listed

7 events — show timeline

• 2026-05-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $499,987 OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-08 Listed $449,987 OneKey® MLS as Distributed by MLS Grid
• 1979-08-29 Sold (Public Records) $57,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $11,485 · +0.0% YoY. Source: county tax records.