220 Pleasure Dr

Flanders, NY 11901

$1,497,000B-

4 bd · 2.0 ba · 2,860 sqft · Built 2000 · SingleFamily · Active · 17 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $60,000/mo
• Mortgage (P&I): −$7,850
• Tax + insurance: −$1,582
• HOA: −$0
• Vac / Maint / Mgmt: −$12,600
• Net cashflow: $37,967/mo
• Annual: $455,605/yr
• Cap rate: 36.73%
• Cash-on-cash: 108.69%
• DSCR: 5.84
• 1% rule: 4.01%
• Cash to close: $419,160

Investor read

• This is a 4-bed/2.0-bath single-family listed at $1.50M.
• At list price, monthly cash flow is $38k ($456k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($60k rent vs $1.50M).
• It's been on market 17 days — a 2% lower offer ($1.47M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $1.47M (1.5% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $45k of value loss. Plan a longer hold.
• Location reads 56/100 on livability (#1,107 in NY) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: schools F, amenities F, commute F.
• 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: 188 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).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $103k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $900k; list at $1.50M implies a 66% gain — meaningful room to come down on a strong offer.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $419k cash investment doubles in ~1 year — after that, you're playing with house money.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.
• 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.
• 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.