104 Jefferson Ave · Wyandanch, NY 11798

$499,000

5 bd · 3.0 ba · 2,162 sqft · SingleFamily public records · 2 Days on market

Built 2004 6,720 sqft lot Est $698k · 29% 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 +10.7/30.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale, Subject To Bank Approval, Large Hi-Ranch, 5 Bedrooms, 3 Full Bathrooms, Kitchen, Living Room, Large Property, Close To All, Sold As Is.

Key facts

• 6,720 sq ft lot
• Built 2004

Property features AI

Exterior

• Parking: Private driveway
• Utilities: Cesspool sewer; Water available and connected
• Home design: Single family residence; Living area per public records
• Construction: Frame construction with vinyl siding
• Exterior features: Not waterfront; No additional parcels

Interior

• Kitchen: No appliances listed
• Bedrooms: Includes at least one bedroom on the first floor
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Oil-fired heating; No central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Total of 8 rooms
• Laundry & utility: No washer/dryer or utility appliances listed

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $458k (8.3% below list).
• Meets the 1% rule at list price ($5k rent vs $499k).
• Recommended offer: $458k (8.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.4% in Wyandanch — 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 65/100 on livability (#701 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, amenities F, cost of living F.
• Wyandanch Union Free School District (suburban): math 29% / reading 32% proficiency, ranked #717 of 755 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Martin Luther King Elementary School (math 30% / reading 30%, grade F, #1,689 of 2,108 statewide, top 81%, 621 students, 89% FRL); Milton L Olive Middle School (math 10% / reading 30%, grade F, #666 of 729 statewide, top 93%, 581 students, 88% FRL); Wyandanch Memorial High School (math 57% / reading 77%, grade B, #746 of 1,100 statewide, top 69%, 843 students, 87% FRL).
• Market conditions: 82 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $374k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $457,572 (8.3% 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. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $698,326
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Brook Ave	0.30mi	5/3.0	2,254 (+4%)	2mo	$460,000	$204	77
119 Jefferson Ave	0.08mi	6/3.0 (+1)	2,100 (-3%)	15mo	$600,000	$286	74
81 Irving Ave	0.22mi	6/2.0 (+1)	2,250 (+4%)	7mo	$633,450	$282	68
116 Arlington Ave	0.13mi	4/2.0 (-1)	1,850 (-14%)	9mo	$540,000	$292	53
32 Mccue Ave	0.74mi	6/2.0 (+1)	2,120 (-2%)	4mo	$685,000	$323	50
17 Wright St	0.70mi	5/2.0	2,037 (-6%)	7mo	$600,000	$295	48
61 S 21st St	0.63mi	5/2.0	2,000 (-8%)	8mo	$565,000	$283	48
371 W 20th St	0.74mi	4/2.0 (-1)	2,088 (-3%)	6mo	$710,000	$340	46
226 W 18th St	0.62mi	4/2.5 (-1)	1,920 (-11%)	0mo	$670,000	$349	45
301 New Ave	0.40mi	5/2.0	1,842 (-15%)	12mo	$610,000	$331	43
384 W 22nd St	0.68mi	5/2.5	1,883 (-13%)	5mo	$700,000	$372	40
36 N 15th St	0.73mi	6/2.0 (+1)	1,880 (-13%)	4mo	$635,000	$338	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-95,269
• Equity at exit: $74,403

10-year hold

• IRR: -12.0%
• Equity multiple: 0.28×
• Total profit: $-100,049
• Equity at exit: $43,144

Cash invested: $139,720 (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 11798

• Active inventory: 82
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,999 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$1,359 /mo · $16,308/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $-235

Break-even live

Break-even rent $5,296

Max offer price $457,572

Occupancy floor 100%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Washington Ave Wyandanch, NY	6.0	1.5	2200	$4,999	$2.27	17d	1	0.66mi

Listing history 3 events

1. 2026-06-18
   days on market $499,000 Active 2 DOM
2. 2026-06-17
   remarks 147-char remark
3. 2026-06-17
   listed $499,000 Active 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: $16,308 · $1,359/mo
• Projected year-2 tax: $16,308 · $1,359/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,988
• − Mortgage interest: −$27,952
• − Property taxes: −$16,308
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,799
• − Management: −$4,799
• − Depreciation: −$14,516
• Taxable loss: −$10,881
• Est. tax savings @ 24.0%: +$2,611
• After-tax cash flow: $-203/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: Wyandanch Union Free School District
• NCES district ID: 3631800
• Math proficiency: 29% ▲ 5.00%
• Reading proficiency: 32% ▲ 2.00%
• Median HH income: $56,193
• Composite: 30.02/100
• National rank: #11631
• State rank: #717 of 755 in NY

Livability — Wyandanch

• Score: 65/100
• State rank: #701
• US rank: #13223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyandanch, NY

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▼ -296.70%
• Current HPI: 285.1922
• 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

+1008.9% since first listed

8 events — show timeline

• 2026-06-12 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2016-08-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-03-23 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2007-12-21 Sold (Public Records) $373,900 Public Records
• 2004-04-23 Sold (Public Records) $82,500 Public Records
• 2004-01-30 Sold (Public Records) $45,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $16,308 · +0.0% YoY. Source: county tax records.