3 Mooring Dr · Brookhaven, NY 11713

$1,995,000

4 bd · 3.5 ba · 3,266 sqft · SingleFamily public records · 12 Days on market

Built 1975 0.92 ac lot Est $1940k · at est.

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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 +21.5/30.0
• DSCR +6.8/10.0
• ARV discount +6.2/15.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely reimagined, 3 Mooring Drive has undergone an extensive top-to-bottom renovation, transforming the home from its 1980s origins into a refined modern residence with warmth and character. Major upgrades include a new chef’s kitchen centered around a professional ILVE 8-burner gas range, updated flooring throughout, redesigned fireplaces, custom moldings, a dramatic staircase transformation, renovated bathrooms, and significant interior improvements throughout. The bathrooms bring a distinct point of view, featuring Morrison tile, hand-painted ceilings, and a touch of whimsy for buyers who appreciate character-driven design. Outside, the property has been extensively landscaped

Key facts

• Upgraded pool heater
• Separate outbuilding
• Deer-proofed grounds

Tags

• CHEF'S KITCHEN
• DEER-PROOFED GROUNDS
• UPGRADED POOL HEATER
• SEPARATE OUTBUILDING
• HOME OFFICE
• STUDIO

Property features AI

Finance

• Other: Private outdoor inground pool with electric heat

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Cesspool sewer; Natural gas available and connected
• Home design: Single family residence; Two-story; Living area reported from public records
• Construction: Frame construction; Vinyl siding; Shingle roof information not provided; Partial unfinished basement (foundation details not provided); Year built not provided
• Exterior features: Garden; Back yard; Front yard; Landscaped; Shed(s)

Interior

• Kitchen: Gas range; Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Two levels (total rooms: 8)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Entrance foyer; Formal dining room; Open floorplan; Open kitchen; Pantry; Primary bathroom; Walk-in closet(s); First-floor full bath; Library/Den; Partial unfinished basement; Partial attic; Deck; Patio
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $3k ($36k/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 $1.89M (5.5% below list).
• Recommended offer: $1.89M (5.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#681 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: amenities F, commute F, cost of living 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: Brookhaven Elementary School (506 students, 41% 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).
• Zoned-school proficiency averages 67% at this address vs 47% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the South Country Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 57 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $14k of loan paydown is wiped out by about $60k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $940k; list at $2.00M implies a 112% 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 $1,885,087 (5.5% below list)

Questions for the listing agent

1. Built in 1975 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $1,940,004
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Buscher Ct	0.28mi	5/2.5 (+1)	3,284 (+1%)	10mo	$1,375,000	$419	69
11 1st St	0.46mi	3/3.5 (-1)	3,114 (-5%)	1mo	$1,850,000	$594	65
178 S Country Rd	0.48mi	4/2.5	2,776 (-15%)	20mo	$2,050,000	$738	32

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-134,315
• Equity at exit: $297,461

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $123,950
• Equity at exit: $172,491

Cash invested: $558,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $18,851 medium
• Mortgage (P&I): −$10,462
• Tax from tax record: −$618 /mo · $7,421/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,959
• Net cashflow: $2,980

Break-even live

Break-even rent $15,078

Max offer price $1,995,000

Occupancy floor 79%

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 1st St Bellport, NY	3.0	3.5	3114	$17,000	$5.46	1d	1	0.45mi
5 Thorn Hedge Rd Bellport, NY	3.0	2.5	3500	$25,000	$7.14	1d	1	1.46mi

Listing history 10 events

1. 2026-06-18
   days on market $1,995,000 Active 12 DOM
2. 2026-06-17
   days on market $1,995,000 Active 11 DOM
3. 2026-06-16
   days on market $1,995,000 Active 10 DOM
4. 2026-06-15
   days on market $1,995,000 Active 9 DOM
5. 2026-06-13
   days on market $1,995,000 Active 7 DOM
6. 2026-06-13
   days on market $1,995,000 Active 6 DOM
7. 2026-06-09
   days on market $1,995,000 Active 3 DOM
8. 2026-06-08
   days on market $1,995,000 Active 2 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $1,995,000 Active 1 DOM

ⓘ 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: $7,421 · $618/mo
• Projected year-2 tax: $20,568 · $1,714/mo
• Expected delta: +$13,147/yr (+$1,096/mo · 177.1%)

ⓘ 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 2/10 Low
• 🌡 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: $226,210
• − Mortgage interest: −$111,751
• − Property taxes: −$7,421
• − Insurance: −$9,975
• − Repairs & maintenance: −$18,097
• − Management: −$18,097
• − Depreciation: −$58,036
• Taxable income: $2,833
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $35,086/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 — Brookhaven

• Score: 65/100
• State rank: #681
• US rank: #12842

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookhaven, 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

+59.6% since first listed

9 events — show timeline

• 2026-06-06 Listed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-23 Sold (Public Records) $940,000 Public Records
• 2024-11-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-30 Price Changed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-05 Price Changed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-21 Price Changed $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-09 Listed $1,250,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $7,421 · +0.0% YoY. Source: county tax records.