10 Mckenzie St · Huntington, NY 11743

$779,000

4 bd · 2.0 ba · 1,974 sqft · SingleFamily · 27 Days on market

Built 1956 7,841 sqft lot $395/sqft · 30% below area Est $1107k · 30% 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Nantucket Cape boasts beautiful waterviews overlooking Huntington Harbor. This 4 bedroom 2 bathroom updated house blends the classic coastal charm with ambiance. The interior offers all wood floors, a large living room with a woodburning stone fireplace and a large picture window with harbor views. The kitchen with all stainless steel appliances, new microwave, glass stovetop, farm sink and corian countertops with a side door entry all open to designated dining area and an entertainment room with vaulted ceilings and wooden beams, a wood burning stone fireplace with brand new pella sliding doors (with auto mini blinds built into glass) that leads out to the backyard and brick patio. Up

Key facts

• 7,841 sq ft lot
• Garage
• Built 1956

Property features AI

Exterior

• Parking: Garage; 1-car garage
• Utilities: Cesspool sewer; Public trash collection; Water connected
• Home design: Single family residence; Living area based on plans
• Construction: Frame construction; Full unfinished basement
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heating with baseboard; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; Open floorplan; Walk-through kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $779k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $709k (8.9% below list).
• Recommended offer: $709k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.2% in Huntington — 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 69/100 on livability (#495 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, 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.
• Zoned schools: Southdown School (math 24% / reading 34%, grade F, #1,729 of 2,108 statewide, top 84%, 289 students, 58% FRL); J Taylor Finley Middle School (math 25% / reading 44%, grade F, #483 of 729 statewide, top 68%, 623 students, 58% FRL); Huntington High School (math 91% / reading 92%, grade A+, #197 of 1,100 statewide, top 18%, 1,410 students, 56% FRL) — zoned schools average 58% FRL vs 34% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 261 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $7,095/mo this rent would consume 46% of the median local household income ($183k/yr) (locally 479% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k 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 27 days — a 2% lower offer ($767k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $560k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $709,455 (8.9% below list)

Questions for the listing agent

1. Built in 1956 — 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 A-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: 0.91% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (median comp): $1,107,183
• List price: $779,000
• Delta: -29.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Preston St	0.42mi	3/2.0 (-1)	1,943 (-2%)	8mo	$750,000	$386	67
8 Lovers Ln	0.37mi	4/2.5	2,100 (+6%)	7mo	$610,000	$290	64
24 Cherry Pl	0.26mi	3/2.5 (-1)	1,750 (-11%)	2mo	$900,000	$514	60
66 Glenna Little Trl	0.21mi	4/2.5	2,200 (+11%)	17mo	$777,827	$354	55
5 Emil Ct	0.68mi	4/2.5	2,048 (+4%)	11mo	$1,050,000	$513	50
6 Emil Ct	0.67mi	4/2.5	2,190 (+11%)	3mo	$835,000	$381	46
2 Briarcliff Pl	0.45mi	3/2.0 (-1)	1,692 (-14%)	13mo	$825,000	$488	39

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.56×
• Total profit: $-96,378
• Equity at exit: $116,151

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $26,440
• Equity at exit: $67,354

Cash invested: $218,120 (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 11743

• Rents YoY: 6.1%
• Active inventory: 261
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $7,095 medium
• Mortgage (P&I): −$4,085
• Tax from tax record: −$1,092 /mo · $13,104/yr
• Insurance: −$325
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,490
• Net cashflow: $103

Break-even live

Break-even rent $6,964

Max offer price $779,000

Occupancy floor 94%

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: $194,750
• Closing costs: $23,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Pine Pt Huntington, NY	5.0	3.0	2550	$13,000	$5.10	1d	1	0.75mi
41 Potter Ln Halesite, NY	3.0	3.0	1892	$5,000	$2.64	43d	1	1.22mi
41 Potter Ln Halesite, NY	3.0	3.0	1892	$4,200	$2.22	13d	1	1.22mi

Listing history 10 events

1. 2026-06-02
   status $779,000 Pending 27 DOM
2. 2026-06-01
   days on market $779,000 Active 27 DOM
3. 2026-05-31
   days on market $779,000 Active 26 DOM
4. 2026-05-14
   price $779,000 1842-char remark
5. 2026-05-05
   listed $799,000 Active 1842-char remark
6. 2021-11-24
   soldstatus $560,000
7. 2001-05-03
   soldstatus $357,500
8. 1997-11-06
   soldstatus $239,000
9. 1994-08-18
   soldstatus $219,000
10. 1992-10-27
    soldstatus $215,000

ⓘ 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: $13,104 · $1,092/mo
• Projected year-2 tax: $13,135 · $1,095/mo
• Expected delta: +$30/yr (+$3/mo · 0.2%)

ⓘ 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 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: $85,135
• − Mortgage interest: −$43,636
• − Property taxes: −$13,104
• − Insurance: −$3,895
• − Repairs & maintenance: −$6,811
• − Management: −$6,811
• − Depreciation: −$22,662
• Taxable loss: −$11,784
• Est. tax savings @ 24.0%: +$2,828
• After-tax cash flow: $4,063/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

• Score: 69/100
• State rank: #495
• US rank: #8704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington, NY
• County: Suffolk County · 679,920 people
• City population: 43,490
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 43,490
• Household income: $183,187
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 479.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Two or more races 10% Asian 5% Black 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -659.59%
• Current HPI: 279.0693
• Rent YoY: ▲ 6.14%
• 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

+262.3% since first listed

8 events — show timeline

• 2026-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $779,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-24 Sold (Public Records) $560,000 Public Records
• 2001-05-03 Sold (Public Records) $357,500 Public Records
• 1997-11-06 Sold (Public Records) $239,000 Public Records
• 1994-08-18 Sold (Public Records) $219,000 Public Records
• 1992-10-27 Sold (Public Records) $215,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $13,104 · +0.0% YoY. Source: county tax records.