255 Jayne Blvd · Terryville, NY 11776

$399,999

4 bd · 4.0 ba · 1,478 sqft · Other public records · 7 Days on market

Built 1935 0.27 ac lot $271/sqft · 40% below area Est $671k · 40% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.4/10.0
• Schools +6.2/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect opportunity to own this 4 Bedroom 4 Bath Cape in Port Jefferson Station. 1 Car Detached Garage. Large Yard, Perfect For Entertaining. Home zoned for Accessory Apartment.

Key facts

• Large yard
• Detached garage
• Accessory apartment

Tags

• DETACHED GARAGE
• LARGE YARD
• ACCESSORY APARTMENT

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $400k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Cap rate 8.0% vs local median 4.2% in Terryville — 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 67/100 on livability (#589 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: schools C-, amenities F, commute F.
• Brookhaven-Comsewogue Union Free School District (suburban): math 62% / reading 76% proficiency, ranked #123 of 590 in NY (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 142 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $4,573/mo this rent would consume 46% of the median local household income ($121k/yr) (locally 648% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $170k; list at $400k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,999

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

• ARV (median comp): $670,755
• List price: $399,999
• Delta: -43.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-39,909
• Equity at exit: $59,641

10-year hold

• IRR: -5.1%
• Equity multiple: 0.71×
• Total profit: $-32,525
• Equity at exit: $34,585

Cash invested: $112,000 (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 11776

• Rents YoY: 0.4%
• Active inventory: 142
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,573 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$777 /mo · $9,326/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$960
• Net cashflow: $571

Break-even live

Break-even rent $3,850

Max offer price $399,999

Occupancy floor 83%

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
364 Broadway Port Jefferson Station, NY	5.0	2.0	1582	$4,500	$2.84	15d	1	0.82mi
34 Village Green Dr Unit 34 Port Jefferson Station, NY	3.0	2.5	1871	$40,000	$21.38	24d	1	1.17mi
303 Arrowhead Ln Centereach, NY	1.0–3.0	1.0–2.0	1289	$4,975	$3.86	1d	16	1.49mi

Listing history 18 events

1. 2026-06-13
   pricestatusdays on marketlisting id $399,999 Pending 7 DOM
2. 2026-06-09
   days on market $379,999 Active 27 DOM
3. 2026-06-08
   days on market $379,999 Active 26 DOM
4. 2026-06-07
   days on market $379,999 Active 25 DOM
5. 2026-06-04
   days on market $379,999 Active 22 DOM
6. 2026-06-03
   days on market $379,999 Active 21 DOM
7. 2026-06-02
   days on market $379,999 Active 20 DOM
8. 2026-06-01
   days on market $379,999 Active 19 DOM
9. 2026-05-31
   days on market $379,999 Active 18 DOM
10. 2026-05-11
    listed $379,999 Active 177-char remark

    Show marketing remark (177 chars)

    Perfect opportunity to own this 4 Bedroom 4 Bath Cape in Port Jefferson Station. 1 Car Detached Garage. Large Yard, Perfect For Entertaining. Home zoned for Accessory Apartment.

11. 2026-03-31
    status Pending
12. 2026-03-31
    historical
13. 2026-03-23
    listed $399,999 Active
14. 2025-05-09
    status Active
15. 2024-12-05
    status Pending
16. 2024-11-21
    listed $399,999 Active
17. 2002-01-30
    soldstatus $170,500
18. 1999-07-26
    soldstatus $100,000

ⓘ 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: $9,326 · $777/mo
• Projected year-2 tax: $9,326 · $777/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) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,874
• − Mortgage interest: −$22,406
• − Property taxes: −$9,326
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,390
• − Management: −$4,390
• − Depreciation: −$11,636
• Taxable income: $726
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $6,679/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: Brookhaven-Comsewogue Union Free School District
• NCES district ID: 3615780
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 76% ▲ 9.00%
• Median HH income: $84,654
• Composite: 61.8/100
• National rank: #733
• State rank: #123 of 590 in NY

Livability — Terryville

• Score: 67/100
• State rank: #589
• US rank: #10681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terryville, NY
• County: Suffolk County · 679,920 people
• City population: 23,629
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 22,808
• Household income: $120,573
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 648.0

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 25% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 10%
• Common ancestry: Romanian 5% Scotch-Irish 2% Portuguese 1%
• Foreign-born: 14% · Canada, Jamaica, South Korea
• Languages at home: 77% English-only · Spanish 16% Other Indo-European 4% Other Asian/Pacific 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: ▼ -656.56%
• Current HPI: 343.598
• Rent YoY: ▲ 0.39%
• 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

+280.0% since first listed

9 events — show timeline

• 2026-05-11 Listed $379,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-12-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-11-21 Listed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2002-01-30 Sold (Public Records) $170,500 Public Records
• 1999-07-26 Sold (Public Records) $100,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $9,326 · +0.0% YoY. Source: county tax records.