18 Periwinkle · Bohemia, NY 11716

$179,000

2 bd · 1.0 ba · 1,200 sqft · Manufactured · 6 Days on market

Built 1973 Est $212k · 16% under $1259/mo HOA · 41% of rent

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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 +16.3/30.0
• ARV discount +14.6/15.0
• 1% rule +10.0/10.0
• Schools +5.9/10.0
• DSCR +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated Mobile home, new windows, updated kitchen, master bdrm with jacuzzi full bath, shed (garage look). Approx $950. maintenance includes taxes/water/sewer/trash/snow removal.

Key facts

• Garage
• Built 1973
• Listed 6 days

Property features AI

Finance

• HOA & community: Part of an association; Monthly association fee of $1,259 covering common area maintenance

Exterior

• Parking: Detached private garage; Driveway; Private parking
• Utilities: Public sewer; Water connected; Electricity connected; Cable connected; Trash collection (public); Underground utilities; Sewer connected
• Home design: Manufactured house / mobile home; Two levels
• Construction: Mobile home construction
• Exterior features: Detached garage and additional garage(s); Shed(s); Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Includes a first-floor bedroom
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Heat pump; Electric cooling; Wall/window air conditioning units
• Interior features: First-floor bedroom and full bath; Built-in features; Eat-in kitchen; Open floorplan with open kitchen; Walk-in closet(s); Washer/dryer hookup
• Laundry & utility: Washer; Dryer; Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Cap rate 7.0% vs local median 2.5% in Bohemia — 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 62/100 on livability (#838 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Connetquot Central School District (suburban): math 67% / reading 63% proficiency, ranked #155 of 590 in NY (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: John Pearl Elementary School (math 64% / reading 64%, grade B, #591 of 2,108 statewide, top 31%, 189 students, 0% FRL); Oakdale-Bohemia Middle School (math 62% / reading 67%, grade A-, #121 of 729 statewide, top 17%, 634 students, 22% FRL); Connetquot High School (math 96% / reading 72%, grade A, #404 of 1,100 statewide, top 37%, 1,757 students, 27% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: 46 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.70% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $212,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Buttercup Dr	0.04mi	2/2.0	1,156 (-4%)	10mo	$219,000	$189	80
15 Periwinkle Dr	0.02mi	3/1.0 (+1)	1,125 (-6%)	21mo	$195,000	$173	66
71 Revere Dr	0.19mi	2/1.0	1,300 (+8%)	19mo	$230,000	$177	61
38 Sunflower Dr	0.08mi	2/1.0	1,056 (-12%)	22mo	$175,500	$166	58
37 Betsy Ross Dr	0.21mi	2/1.0	1,340 (+12%)	20mo	$139,500	$104	54
1133 Lincoln Ave	0.62mi	2/1.0	1,056 (-12%)	7mo	$210,000	$199	45

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-21,950
• Equity at exit: $26,689

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-8,075
• Equity at exit: $15,477

Cash invested: $50,120 (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 11716

• Active inventory: 46
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,047 high
• Mortgage (P&I): −$939
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$75
• HOA: −$1,259
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $100

Break-even live

Break-even rent $2,921

Max offer price $179,000

Occupancy floor 92%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Saddle Rock Rd Holbrook, NY	1.0–2.0	1.0–2.0	1050	$3,390	$3.23	1d	1	0.54mi
804 Saddle Rock Rd Unit 804 Holbrook, NY	1.0	1.0	1000	$2,895	$2.90	44d	1	0.58mi
25 Westgate Dr Unit ED09 Bohemia, NY	1.0	1.0	808	$2,620	$3.24	44d	1	0.58mi
400 Adams Way Sayville, NY	1.0–2.0	1.0–2.0	995	$3,170	$3.19	1d	1	0.60mi
219 Adams Way Unit 219 Sayville, NY	1.0	1.0	830	$2,665	$3.21	44d	1	0.63mi
270 Adams Way Unit 270 Sayville, NY	2.0	2.0	1160	$2,975	$2.56	44d	1	0.67mi
100 Adams Way Unit 100 Sayville, NY	2.0	2.0	1160	$3,005	$2.59	21d	1	0.68mi
1203 Saddle Rock Rd Unit 1203 Holbrook, NY	2.0	2.0	1200	$3,320	$2.77	44d	1	0.70mi
86 Adams Way Unit 86 Sayville, NY	2.0	2.0	1160	$2,975	$2.56	44d	1	0.70mi
320 Adams Way Unit 320 Sayville, NY	2.0	2.0	1160	$2,975	$2.56	44d	1	0.72mi
327 Adams Way Unit 327 Sayville, NY	1.0	1.0	830	$2,690	$3.24	4d	1	0.73mi
67 Adams Way Unit 67 Sayville, NY	2.0	2.0	1120	$3,195	$2.85	21d	1	0.74mi
61 Adams Way Unit 61 Sayville, NY	1.0	1.0	830	$2,690	$3.24	4d	1	0.76mi
60 Adams Way Unit 60 Sayville, NY	1.0	1.0	915	$2,535	$2.77	44d	1	0.76mi
2010 Saddle Rock Rd Unit 2010 Holbrook, NY	1.0	1.0	1000	$2,880	$2.88	15d	1	0.81mi
1806 Saddle Rock Rd Unit 1806 Holbrook, NY	1.0	1.0	1000	$2,850	$2.85	44d	1	0.82mi
17 Eastover Rd Sayville, NY	2.0	1.0	980	$3,400	$3.47	10d	1	0.88mi
1301 Dolphin Ln Unit 1301 Holbrook, NY	2.0	2.0	1200	$3,165	$2.64	44d	1	0.99mi
2005 Dolphin Ln Unit 2005 Holbrook, NY	2.0	2.0	1200	$3,155	$2.63	44d	1	1.07mi
2007 Dolphin Ln Unit 2007 Holbrook, NY	2.0	2.0	1200	$3,165	$2.64	44d	1	1.07mi
2200 Dolphin Ln Holbrook, NY	1.0–2.0	1.0–2.0	1150	$3,550	$3.09	1d	1	1.08mi
205 Pine Creek Ave Unit N205 Holbrook, NY	2.0	1.5	1155	$3,445	$2.98	1d	1	1.11mi
62 Sunlight Walk Unit 62 Holbrook, NY	2.0	2.0	1366	$3,910	$2.86	1d	1	1.31mi
123 Starlight Walk Unit 123 Holbrook, NY	2.0	1.0	1147	$3,095	$2.70	24d	1	1.32mi
65 Island Blvd Unit 65B Bohemia, NY	1.0	1.0	808	$2,630	$3.25	44d	1	1.35mi
31 Briarlane Walk Unit 31 Holbrook, NY	1.0	1.0	775	$2,520	$3.25	4d	1	1.36mi
92 Sunlight Walk Unit 92 Holbrook, NY	2.0	2.0	1271	$3,655	$2.88	2d	1	1.36mi
23 Briarlane Walk Unit 23 Holbrook, NY	2.0	1.0	950	$3,000	$3.16	15d	1	1.36mi
57 Island Blvd Unit 57E Bohemia, NY	1.0	1.0	771	$2,605	$3.38	44d	1	1.37mi
138 Starlight Walk Unit 138 Holbrook, NY	2.0	2.0	1190	$3,410	$2.87	22d	1	1.37mi
7 Twilight Walk Unit 7 Holbrook, NY	1.0	1.0	775	$2,495	$3.22	44d	1	1.41mi
49 Island Blvd Unit 49B Bohemia, NY	2.0	1.0	1091	$3,100	$2.84	44d	1	1.42mi
102 Sunlight Walk Holbrook, NY	1.0–3.0	1.0–2.0	1141	$3,715	$3.25	1d	1	1.43mi
47 Island Blvd Bohemia, NY	1.0–2.0	1.0	917	$3,100	$3.38	1d	1	1.45mi
90 Moonlight Walk Unit 90 Holbrook, NY	1.0	1.0	700	$2,430	$3.47	44d	1	1.45mi
21 Sunlight Walk Unit 21 Holbrook, NY	2.0	2.0	1271	$3,655	$2.88	3d	1	1.45mi
97 Moonlight Walk Unit 97 Holbrook, NY	1.0	1.0	775	$2,570	$3.32	44d	1	1.46mi
235 Lakeland Ave Unit 24-B Sayville, NY	1.0	1.0	825	$2,405	$2.92	22d	1	1.47mi
125 Moonlight Walk Unit 125 Holbrook, NY	2.0	1.0	950	$3,085	$3.25	44d	1	1.48mi
222 Lakeland Ave Unit I4 Sayville, NY	1.0	1.0	735	$2,520	$3.43	44d	1	1.49mi

HOA detail

• Monthly dues: $1,259 · $15,108/yr
• Likely covers: watersewertrashsnow removal

Listing history 15 events

1. 2026-06-17
   status $179,000 Pending 6 DOM
2. 2026-06-16
   days on market $179,000 Active 6 DOM
3. 2026-06-15
   days on market $179,000 Active 5 DOM
4. 2026-06-13
   days on market $179,000 Active 3 DOM
5. 2026-06-13
   statusdays on market $179,000 Active 2 DOM
6. 2026-06-09
   days on market $179,000 Coming Soon 10 DOM
7. 2026-06-08
   days on market $179,000 Coming Soon 9 DOM
8. 2026-06-07
   remarks 593-char remark
9. 2026-06-07
   days on market $179,000 Coming Soon 8 DOM
10. 2026-06-04
    days on market $179,000 Coming Soon 5 DOM
11. 2026-06-03
    days on market $179,000 Coming Soon 4 DOM
12. 2026-06-02
    days on market $179,000 Coming Soon 3 DOM
13. 2026-06-01
    days on market $179,000 Coming Soon 2 DOM
14. 2026-05-31
    remarks 527-char remark
15. 2026-05-31
    listed $179,000 Coming Soon 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: $423 · $35/mo
• Projected year-2 tax: $1,724 · $144/mo
• Expected delta: +$1,301/yr (+$108/mo · 307.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $36,566
• − Mortgage interest: −$10,027
• − Property taxes: −$423
• − Insurance: −$895
• − Repairs & maintenance: −$2,925
• − Management: −$2,925
• − HOA: −$15,108
• − Depreciation: −$5,207
• Taxable loss: −$945
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $1,423/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: Connetquot Central School District
• NCES district ID: 3608160
• Math proficiency: 67% ▼ -9.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $88,180
• Composite: 58.89/100
• National rank: #970
• State rank: #155 of 590 in NY

Livability — Bohemia

• Score: 62/100
• State rank: #838
• US rank: #16290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bohemia, NY
• City population: 9,750
• Population (ZIP): 9,750

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 2% Scotch-Irish 1% Slovak 1%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 5% 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: ▼ -213.58%
• Current HPI: 304.9735
• 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

+43.2% since first listed

3 events — show timeline

• 2026-05-30 Coming Soon $179,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-25 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-20 Listed $125,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2012): $423 · +4.9% YoY. Source: county tax records.