658 Sound Ave Unit C9 · Calverton, NY 11933

$129,888

2 bd · 2.0 ba · 1,480 sqft · Manufactured · 173 Days on market

Built 1985 $88/sqft · 38% below area Est $209k · 38% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming, move-in-ready 2-Bedroom, 2-Bath, 1,180 sq ft manufactured home sits in the peaceful Ramblewood 55+ community, offering the perfect blend of modern updates and low-maintenance living.....This is a 1985 Polorun mobile home, no model name, and the serial # is 17655... Inside, you'll find a spacious 28' x 14' great room that flows beautifully for relaxing and entertaining. The home features two generously sized bedrooms and two full bathrooms, including a convenient walk-in shower. The well-appointed kitchen offers plenty of counter space, a large pantry, and ample storage, while a separate laundry area features a washer/dryer and additional cabinets. Recently installed mini-split units provide efficient year-round heating and cooling, and a heated four-season sunroom with a gas stove, storms, and screens invites you to enjoy natural light and cozy comfort year-round. Outside, a large wooden deck is ideal for entertaining or simply soaking up the fresh air, and a handicap-accessible ramp ensures easy entry. The oversized 60' x 80' lot offers lovely park views, along with a handy storage shed and a driveway that accommodates two cars. Best of all, the costs are remarkably affordable. Property taxes are just $1,025 per year, and the $906 monthly HOA/land lease fee covers land rent, water, road maintenance, garbage pickup, cesspool maintenance, and more. Just 30 minutes from the luxurious Hamptons and the scenic North Fork, with its wineries, beaches, and charming amenities, makes it an ideal spot for relaxed 55+ living....Management company: **Ramblewood** Community Office. Call them for info if needed. Website (contact form available there for inquiries about lot rent, rules, maintenance, etc.)...BUYER NEEDS TO MAKE $2,800 PER MONTH

Key facts

• Large wooden deck
• Oversized lot
• Large storage shed

Tags

• WELL-APPOINTED KITCHEN
• SEPARATE LAUNDRY AREA
• HEATED FOUR-SEASON SUNROOM
• LARGE WOODEN DECK
• OVERSIZED LOT
• LARGE STORAGE SHED

🏷️ Possibly a rental listed for sale. The $129,888 price doesn't fit this home's estimated sale value (~$209,265) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $5k ($62k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 53.9% vs local median 7.2% in Calverton — 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 58/100 on livability (#1,053 in NY) — a working-class tenant base; expect higher turnover. Watch: crime C-, schools D, employment D.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.3% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

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 $114,301 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 5.77% ✓
• Cap rate: 53.85%
• Cash-on-cash: 169.86%
• DSCR: 8.56
• GRM: 1.4

CMA / ARV

• ARV (median comp): $209,265
• List price: $129,888
• Delta: -37.93%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
638 Fresh Pond Ave #305	0.45mi	3/2.0 (+1)	1,568 (+6%)	8mo	$290,000	$185	58
703 Fresh Pond Ave #228	0.38mi	3/2.0 (+1)	1,300 (-12%)	1mo	$115,000	$88	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.50×
• Total profit: $345,350
• Equity at exit: $60,311

10-year hold

• IRR: —
• Equity multiple: 22.11×
• Total profit: $767,790
• Equity at exit: $94,458

Cash invested: $36,369 (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 11933

• Home prices YoY: 0.8%
• Active inventory: 85
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $5,148

Break-even live

Break-even rent $984

Max offer price $129,888

Occupancy floor 26%

Sensitivity live

Price	-10% $5,221	-5% $5,185	+0% $5,148	+5% $5,111	+10% $5,074
Rent	-10% $4,555	-5% $4,852	+0% $5,148	+5% $5,444	+10% $5,740
Rate	-1.0pp $5,213	-0.5pp $5,181	base $5,148	+0.5pp $5,114	+1.0pp $5,080

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: $32,472
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1834 Edwards Ave Calverton, NY	3.0	1.5	1344	$7,500	$5.58	25d	1	1.27mi

Listing history 15 events

1. 2026-06-16
   days on market $129,888 Active 173 DOM
2. 2026-06-15
   days on market $129,888 Active 172 DOM
3. 2026-06-13
   days on market $129,888 Active 170 DOM
4. 2026-06-09
   days on market $129,888 Active 166 DOM
5. 2026-06-08
   days on market $129,888 Active 165 DOM
6. 2026-06-07
   days on market $129,888 Active 164 DOM
7. 2026-06-04
   days on market $129,888 Active 161 DOM
8. 2026-06-03
   days on market $129,888 Active 160 DOM
9. 2026-06-02
   days on market $129,888 Active 159 DOM
10. 2026-06-01
    days on market $129,888 Active 158 DOM
11. 2026-05-31
    days on market $129,888 Active 157 DOM
12. 2026-04-13
    price $129,888 1773-char remark

    Show marketing remark (1773 chars)

    This charming, move-in-ready 2-Bedroom, 2-Bath, 1,180 sq ft manufactured home sits in the peaceful Ramblewood 55+ community, offering the perfect blend of modern updates and low-maintenance living.....This is a 1985 Polorun mobile home, no model name, and the serial # is 17655... Inside, you'll find a spacious 28' x 14' great room that flows beautifully for relaxing and entertaining. The home features two generously sized bedrooms and two full bathrooms, including a convenient walk-in shower. The well-appointed kitchen offers plenty of counter space, a large pantry, and ample storage, while a separate laundry area features a washer/dryer and additional cabinets. Recently installed mini-split units provide efficient year-round heating and cooling, and a heated four-season sunroom with a gas stove, storms, and screens invites you to enjoy natural light and cozy comfort year-round. Outside, a large wooden deck is ideal for entertaining or simply soaking up the fresh air, and a handicap-accessible ramp ensures easy entry. The oversized 60' x 80' lot offers lovely park views, along with a handy storage shed and a driveway that accommodates two cars. Best of all, the costs are remarkably affordable. Property taxes are just $1,025 per year, and the $906 monthly HOA/land lease fee covers land rent, water, road maintenance, garbage pickup, cesspool maintenance, and more. Just 30 minutes from the luxurious Hamptons and the scenic North Fork, with its wineries, beaches, and charming amenities, makes it an ideal spot for relaxed 55+ living....Management company: **Ramblewood** Community Office. Call them for info if needed. Website (contact form available there for inquiries about lot rent, rules, maintenance, etc.)...BUYER NEEDS TO MAKE $2,800 PER MONTH

13. 2025-12-26
    price $139,888 1773-char remark

    Show marketing remark (1773 chars)

    This charming, move-in-ready 2-Bedroom, 2-Bath, 1,180 sq ft manufactured home sits in the peaceful Ramblewood 55+ community, offering the perfect blend of modern updates and low-maintenance living.....This is a 1985 Polorun mobile home, no model name, and the serial # is 17655... Inside, you'll find a spacious 28' x 14' great room that flows beautifully for relaxing and entertaining. The home features two generously sized bedrooms and two full bathrooms, including a convenient walk-in shower. The well-appointed kitchen offers plenty of counter space, a large pantry, and ample storage, while a separate laundry area features a washer/dryer and additional cabinets. Recently installed mini-split units provide efficient year-round heating and cooling, and a heated four-season sunroom with a gas stove, storms, and screens invites you to enjoy natural light and cozy comfort year-round. Outside, a large wooden deck is ideal for entertaining or simply soaking up the fresh air, and a handicap-accessible ramp ensures easy entry. The oversized 60' x 80' lot offers lovely park views, along with a handy storage shed and a driveway that accommodates two cars. Best of all, the costs are remarkably affordable. Property taxes are just $1,025 per year, and the $906 monthly HOA/land lease fee covers land rent, water, road maintenance, garbage pickup, cesspool maintenance, and more. Just 30 minutes from the luxurious Hamptons and the scenic North Fork, with its wineries, beaches, and charming amenities, makes it an ideal spot for relaxed 55+ living....Management company: **Ramblewood** Community Office. Call them for info if needed. Website (contact form available there for inquiries about lot rent, rules, maintenance, etc.)...BUYER NEEDS TO MAKE $2,800 PER MONTH

14. 2025-12-26
    price $159,888 1773-char remark

    Show marketing remark (1773 chars)

    This charming, move-in-ready 2-Bedroom, 2-Bath, 1,180 sq ft manufactured home sits in the peaceful Ramblewood 55+ community, offering the perfect blend of modern updates and low-maintenance living.....This is a 1985 Polorun mobile home, no model name, and the serial # is 17655... Inside, you'll find a spacious 28' x 14' great room that flows beautifully for relaxing and entertaining. The home features two generously sized bedrooms and two full bathrooms, including a convenient walk-in shower. The well-appointed kitchen offers plenty of counter space, a large pantry, and ample storage, while a separate laundry area features a washer/dryer and additional cabinets. Recently installed mini-split units provide efficient year-round heating and cooling, and a heated four-season sunroom with a gas stove, storms, and screens invites you to enjoy natural light and cozy comfort year-round. Outside, a large wooden deck is ideal for entertaining or simply soaking up the fresh air, and a handicap-accessible ramp ensures easy entry. The oversized 60' x 80' lot offers lovely park views, along with a handy storage shed and a driveway that accommodates two cars. Best of all, the costs are remarkably affordable. Property taxes are just $1,025 per year, and the $906 monthly HOA/land lease fee covers land rent, water, road maintenance, garbage pickup, cesspool maintenance, and more. Just 30 minutes from the luxurious Hamptons and the scenic North Fork, with its wineries, beaches, and charming amenities, makes it an ideal spot for relaxed 55+ living....Management company: **Ramblewood** Community Office. Call them for info if needed. Website (contact form available there for inquiries about lot rent, rules, maintenance, etc.)...BUYER NEEDS TO MAKE $2,800 PER MONTH

15. 2025-12-25
    listed $99,888 Active 1773-char remark

    Show marketing remark (1773 chars)

    This charming, move-in-ready 2-Bedroom, 2-Bath, 1,180 sq ft manufactured home sits in the peaceful Ramblewood 55+ community, offering the perfect blend of modern updates and low-maintenance living.....This is a 1985 Polorun mobile home, no model name, and the serial # is 17655... Inside, you'll find a spacious 28' x 14' great room that flows beautifully for relaxing and entertaining. The home features two generously sized bedrooms and two full bathrooms, including a convenient walk-in shower. The well-appointed kitchen offers plenty of counter space, a large pantry, and ample storage, while a separate laundry area features a washer/dryer and additional cabinets. Recently installed mini-split units provide efficient year-round heating and cooling, and a heated four-season sunroom with a gas stove, storms, and screens invites you to enjoy natural light and cozy comfort year-round. Outside, a large wooden deck is ideal for entertaining or simply soaking up the fresh air, and a handicap-accessible ramp ensures easy entry. The oversized 60' x 80' lot offers lovely park views, along with a handy storage shed and a driveway that accommodates two cars. Best of all, the costs are remarkably affordable. Property taxes are just $1,025 per year, and the $906 monthly HOA/land lease fee covers land rent, water, road maintenance, garbage pickup, cesspool maintenance, and more. Just 30 minutes from the luxurious Hamptons and the scenic North Fork, with its wineries, beaches, and charming amenities, makes it an ideal spot for relaxed 55+ living....Management company: **Ramblewood** Community Office. Call them for info if needed. Website (contact form available there for inquiries about lot rent, rules, maintenance, etc.)...BUYER NEEDS TO MAKE $2,800 PER MONTH

ⓘ 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: $502 · $42/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$846/yr (+$71/mo · 168.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$7,276
• − Property taxes: −$502
• − Insurance: −$649
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$3,779
• Taxable income: $63,394
• Est. tax owed @ 24.0%: −$15,215
• After-tax cash flow: $46,560/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Calverton

• Score: 58/100
• State rank: #1053
• US rank: #20908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calverton, NY
• City population: 6,784
• Population (ZIP): 6,784

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Black 8% Two or more races 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 3% German/W. Germanic 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: ▲ 3.26%
• Current HPI: 397.7148
• 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

+30.0% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $129,888 OneKey® MLS as Distributed by MLS Grid
• 2025-12-26 Price Changed $139,888 OneKey® MLS as Distributed by MLS Grid
• 2025-12-26 Price Changed $159,888 OneKey® MLS as Distributed by MLS Grid
• 2025-12-25 Listed $99,888 OneKey® MLS as Distributed by MLS Grid