525 57 Riverleigh Ave #57 · Riverside, NY 11901

$225,000

2 bd · 2.0 ba · 816 sqft · Manufactured public records · 156 Days on market

Built 2024

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Riverwoods an active 55 and over community is this new doublewide manufactured home. The home contains 2 bedrooms, 2 baths, living room, eat in kitchen, laundry room, and covered front porch. Stainless steel appliances, gas stove, refrig, dishwasher, and microwave. Efficient gas hot water heat. Lot rent $1187.00. includes water, sewer maintenance, road maintenance, garbage removal, and access to the clubhouse. Targeted completion date Jan. 1, 2026. Taxes have not been assesed yet.

Key facts

• Covered front porch
• Laundry room
• Gas stove

Tags

• DOUBLEWIDE MANUFACTURED HOME
• COVERED FRONT PORCH
• STAINLESS STEEL APPLIANCES
• GAS STOVE
• LAUNDRY ROOM
• ACCESS TO CLUBHOUSE

Property features AI

Finance

• HOA & community: Community clubhouse; Fitness center; Monthly land lease (additional fee; billed annually)

Exterior

• Parking: Private driveway
• Security: Smoke detector(s)
• Utilities: Cesspool sewer; Propane; Electricity available and connected; Water connected; Cable available; Private trash collection
• Home design: Manufactured (mobile) home; Double wide; New construction; Single-story
• Construction: Frame construction with vinyl siding
• Exterior features: Cleared lot; Waterfront; Smoke detectors

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: One-level layout with bedrooms on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; Ceiling fans; Eat-in kitchen; Open kitchen; Recessed lighting; Soaking tub; Washer/dryer hookups; Double pane, insulated, new windows; Covered porch
• Laundry & utility: Laundry room with washer and electric dryer hookups; Electric water heater

🏗️ New construction. The $225,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $121,584.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,145 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, health & safety B+; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Phillips Avenue School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 578 students, 50% FRL); Riverhead Middle School (math 18% / reading 35%, grade F, #594 of 729 statewide, top 81%, 827 students, 57% FRL); Riverhead Senior High School (math 80% / reading 86%, grade A, #440 of 1,100 statewide, top 40%, 2,001 students, 52% FRL).
• Market conditions: 188 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $841 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.80% ✓
• Cap rate: 25.38%
• Cash-on-cash: 68.18%
• DSCR: 4.03
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $121,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Riverleigh Ave Unit C22	0.13mi	2/1.5	784 (-4%)	9mo	$125,000	$159	78
525 Riverleigh Ave Unit AA2	0.13mi	2/1.0	790 (-3%)	16mo	$118,000	$149	71
525-220 Riverleigh Ave	0.22mi	2/1.0	800 (-2%)	14mo	$96,999	$121	71
525-M5 Riverleigh Ave Unit M5	0.06mi	2/1.0	784 (-4%)	19mo	$150,000	$191	71
525/151 Riverleigh Ave #151	0.23mi	2/1.0	864 (+6%)	6mo	$149,999	$174	70
525/D17 Riverleigh	0.11mi	2/1.0	700 (-14%)	1mo	$131,500	$188	66
525-D6 Riverleigh Ave Unit D6	0.13mi	2/1.5	784 (-4%)	24mo	$105,000	$134	66
525-170 Riverleigh Ave #170	0.27mi	2/1.5	792 (-3%)	21mo	$67,000	$85	63
525 Riverleigh Ave Unit D25	0.08mi	2/1.0	700 (-14%)	10mo	$82,000	$117	60
525 #17 Riverleigh Ave	0.26mi	2/1.0	900 (+10%)	12mo	$116,000	$129	56
525 riverleigh Ave #1	0.21mi	2/1.0	700 (-14%)	15mo	$85,000	$121	50
320-27 Flanders Rd #27	0.55mi	2/2.0	924 (+13%)	15mo	$230,000	$249	40

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: 67.6%
• Equity multiple: 4.04×
• Total profit: $103,493
• Equity at exit: $18,129

10-year hold

• IRR: 71.7%
• Equity multiple: 8.31×
• Total profit: $248,744
• Equity at exit: $10,512

Cash invested: $34,044 (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 11901

• Home prices YoY: -29.5%
• Active inventory: 188
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,399 high
• Mortgage (P&I): −$638
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $1,934

Break-even live

Break-even rent $951

Max offer price $121,584

Occupancy floor 38%

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: $30,396
• Closing costs: $3,648
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 E Main St Unit 227 Riverhead, NY	1.0	1.0	680	$2,154	$3.17	44d	1	0.82mi
221 E Main St Unit 502 Riverhead, NY	1.0	1.0	624	$1,794	$2.88	44d	1	0.82mi
331 E Main St Unit 204 Riverhead, NY	2.0	1.0	867	$3,350	$3.86	44d	1	0.84mi
331 E Main St Unit 405 Riverhead, NY	2.0	1.0	777	$4,300	$5.53	44d	1	0.84mi
331 E Main St Riverhead, NY	1.0–2.0	1.0	822	$4,300	$5.23	1d	3	0.84mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	44d	1	0.84mi
5 Birch Ct Riverhead, NY	3.0	1.0	940	$4,000	$4.26	20d	1	1.43mi

Listing history 2 events

1. 2026-04-17
   status Pending
2. 2025-11-12
   listed $225,000 Active

ⓘ 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: $754 · $63/mo
• Projected year-2 tax: $2,278 · $190/mo
• Expected delta: +$1,524/yr (+$127/mo · 202.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,791
• − Mortgage interest: −$6,811
• − Property taxes: −$754
• − Insurance: −$608
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − Depreciation: −$3,537
• Taxable income: $22,555
• Est. tax owed @ 24.0%: −$5,413
• After-tax cash flow: $17,799/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Riverside

• Score: 54/100
• State rank: #1145
• US rank: #23895

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, NY
• Population (ZIP): 32,921

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 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 29% Two or more races 14% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Iranian 1% Portuguese 1%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 26% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -182.60%
• Current HPI: 436.7781
• 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

2 events — show timeline

• 2026-04-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Listed $225,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2022): $754 · +0.0% YoY. Source: county tax records.