60 Webb Ave · North Patchogue, NY 11772

$425,000

3 bd · 2.0 ba · 1,956 sqft · SingleFamily public records · 18 Days on market

Built 1982 10,019 sqft lot Est $710k · 40% 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 +9.7/30.0
• Schools +6.7/10.0
• 1% rule +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 60 Webb Avenue in Patchogue, NY—a charming 3-bedroom, 2-bath ranch-style home situated on a quarter-acre lot. This fixer-upper offers immense potential—ideal for investors or end-users with a vision. The home features a full, finished basement with a separate outside entrance, offering flexibility for extended family, additional living space or rental potential. Enjoy proximity to top-rated schools, local shops, playgrounds, and easy access to transportation. Bring your creativity—this home is ready to become your dream property! The home does need work!!!

Key facts

• 0.23 acre lot
• 4 parking spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $375k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $382k (10.1% below list).
• Recommended offer: $375k (11.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#817 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Patchogue-Medford Union Free School District (suburban): math 83% / reading 69% proficiency, ranked #73 of 590 in NY (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Canaan Elementary School (math 30% / reading 75%, grade C-, #984 of 2,108 statewide, top 47%, 518 students, 36% FRL); Saxton Middle School (math 70%, 495 students, 49% FRL); Patchogue-Medford High School (math 89% / reading 67%, grade A-, #577 of 1,100 statewide, top 52%, 2,443 students, 53% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 216 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 44% of the median local income ($105k/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 $13k 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 18 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $135k; list at $425k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $375,028 (11.8% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.90% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $710,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Lyman Ave	0.04mi	3/3.0	2,052 (+5%)	13mo	$755,000	$368	75
19 Fairmont Ave	0.53mi	3/1.5	1,820 (-7%)	3mo	$660,000	$363	60
38 Hayward St	0.63mi	3/3.0	1,937 (-1%)	8mo	$575,000	$297	58
511 Old North Ocean Ave	0.66mi	3/2.0	1,776 (-9%)	1mo	$630,000	$355	53
40 Fry Blvd	0.29mi	4/2.5 (+1)	2,200 (+12%)	12mo	$665,000	$302	49
14 Putnam Ave	0.23mi	4/2.0 (+1)	1,700 (-13%)	23mo	$580,000	$341	44
9 W Woodside Ct	0.42mi	4/3.0 (+1)	1,750 (-10%)	13mo	$525,000	$300	43
3 Sandie Ct	0.37mi	4/2.5 (+1)	1,744 (-11%)	20mo	$660,000	$378	41
22 Howell St	0.69mi	3/2.5	1,758 (-10%)	9mo	$625,000	$356	41
145 Arlington St	0.63mi	4/2.5 (+1)	1,850 (-5%)	19mo	$685,000	$370	38
96 5th Ave	0.73mi	3/3.0	1,678 (-14%)	3mo	$700,000	$417	36
475 Old North Ocean Ave	0.75mi	3/2.0	1,700 (-13%)	13mo	$650,000	$382	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 · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.34×
• Total profit: $-78,485
• Equity at exit: $63,369

10-year hold

• IRR: -6.6%
• Equity multiple: 0.53×
• Total profit: $-55,644
• Equity at exit: $36,746

Cash invested: $119,000 (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 11772

• Rents YoY: 5.1%
• Active inventory: 216
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,820 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$894 /mo · $10,734/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $-283

Break-even live

Break-even rent $4,178

Max offer price $375,028

Occupancy floor —

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 N Summit Ave Patchogue, NY	3.0	1.0	1400	$4,800	$3.43	1d	1	1.47mi

Listing history 3 events

1. 2026-04-04
   status Pending
2. 2026-03-18
   listed $425,000 Active
3. 1989-06-08
   soldstatus $135,000

ⓘ 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: $10,734 · $894/mo
• Projected year-2 tax: $10,734 · $894/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,834
• − Mortgage interest: −$23,807
• − Property taxes: −$10,734
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,667
• − Management: −$3,667
• − Depreciation: −$12,364
• Taxable loss: −$10,528
• Est. tax savings @ 24.0%: +$2,527
• After-tax cash flow: $-868/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: Patchogue-Medford Union Free School District
• NCES district ID: 3622470
• Math proficiency: 83% ▲ 27.00%
• Reading proficiency: 69% ▲ 15.00%
• Median HH income: $75,120
• Composite: 66.81/100
• National rank: #405
• State rank: #73 of 590 in NY

Livability — North Patchogue

• Score: 63/100
• State rank: #817
• US rank: #15796

Category grades

Amenities F Commute F Cost of living F Crime B- 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 Patchogue, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 45,023
• Household income: $105,245
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1595.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -578.02%
• Current HPI: 375.1174
• Rent YoY: ▲ 5.07%
• 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

+214.8% since first listed

3 events — show timeline

• 2026-04-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 1989-06-08 Sold (Public Records) $135,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $10,734 · +0.0% YoY. Source: county tax records.