119 Hubbard Ave · Riverhead, NY 11901

$965,000

4 bd · 1.0 ba · 3,528 sqft · SingleFamily public records · 21 Days on market

Built 1928 0.59 ac lot

---

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
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vintage Charm & Tasteful Upgrades In This Stunning 1920'S Colonial/Traditional Close To Farmstands & Vineyards!4 Bedrooms, 2 Renovated Baths, Flr W/ Brick Fplc & Orig. Built Ins, Fdr, Custom Eik W/ Hickory Cabinetry, Granite Counters & Ss Applcs, Den/Sunroom, Screened Porch, Finished Bsmt W/ Bar, All Original Moldings & Detail Work, Beautiful . 59 Acre, Heated 3 Car Det. Garage, Much More

Key facts

• 0.59 acre lot
• 3 garage spots
• Built 1928

Property features AI

Exterior

• Parking: Detached garage; 3 garage spaces; Heated garage; Garage with door opener; Driveway; Off-street parking
• Utilities: PSEG electric; Cesspool sewer; Cable available and connected; Electricity available and connected; Propane
• Home design: Single family residence; Two stories; Full attic
• Construction: Shake siding; Partially finished basement
• Exterior features: Garden; Playground; Back yard and front yard; Landscaped; Level lot; Near golf course, public transit, shops and schools; Private and secluded; Front and rear sprinkler system

Interior

• Kitchen: Convection oven; Electric oven; Dishwasher; Refrigerator; Stainless steel appliances; Wine refrigerator; Exhaust fan
• Bedrooms: Two levels (total rooms: 12)
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms; Partially finished basement with additional space
• Heating & cooling: Central air with ductwork; Baseboard heating; Hot water heating; Oil heating; Solar heating
• Interior features: First-floor full bathroom; Built-in features; Ceiling fan(s); Chef's kitchen; Eat-in kitchen; Entrance foyer; Formal dining room; Granite counters; High-speed internet; Pantry; Smart thermostat; Soaking tub; Washer/dryer hookup; Porch (screened)
• Laundry & utility: Washer and dryer included; Laundry located in hall; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $965k.

Deal economics

• At list price, monthly cash flow is $11k ($137k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $965k).
• Recommended offer: $951k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#325 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+; Watch: cost of living 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.
• Zoned schools: Aquebogue Elementary School (math 47% / reading 57%, grade C-, #988 of 2,108 statewide, top 49%, 474 students, 40% 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).
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Riverhead Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 188 active listings in the ZIP; 2 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 $7k of loan paydown is wiped out by about $29k 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 $270k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($951k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask is 141% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $380k; list at $965k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $950,525 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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. 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?
4. 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.
5. 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.
6. 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: 2.34% ✓
• Cap rate: 20.50%
• Cash-on-cash: 50.76%
• DSCR: 3.26
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 48.6%
• Equity multiple: 3.12×
• Total profit: $571,716
• Equity at exit: $143,885

10-year hold

• IRR: 54.1%
• Equity multiple: 6.31×
• Total profit: $1,435,885
• Equity at exit: $83,436

Cash invested: $270,200 (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: 3.6×

Monthly cashflow live

• Estimated rent: $22,588 medium
• Mortgage (P&I): −$5,061
• Tax from tax record: −$953 /mo · $11,442/yr
• Insurance: −$402
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,744
• Net cashflow: $11,429

Break-even live

Break-even rent $8,122

Max offer price $965,000

Occupancy floor 44%

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: $241,250
• Closing costs: $28,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Overlook DR Aquebogue, NY	4.0	4.5	3800	$30,000	$7.89	43d	1	0.92mi
807 Union Ave Riverhead, NY	4.0	2.5	2552	$9,000	$3.53	43d	1	1.32mi

Listing history 21 events

1. 2026-06-18
   days on market $965,000 Active 21 DOM
2. 2026-06-17
   days on market $965,000 Active 20 DOM
3. 2026-06-16
   days on market $965,000 Active 19 DOM
4. 2026-06-15
   days on market $965,000 Active 18 DOM
5. 2026-06-13
   days on market $965,000 Active 16 DOM
6. 2026-06-09
   days on market $965,000 Active 12 DOM
7. 2026-06-08
   days on market $965,000 Active 11 DOM
8. 2026-06-07
   days on market $965,000 Active 10 DOM
9. 2026-06-04
   days on market $965,000 Active 7 DOM
10. 2026-06-03
    days on market $965,000 Active 6 DOM
11. 2026-06-02
    days on market $965,000 Active 5 DOM
12. 2026-06-01
    days on market $965,000 Active 4 DOM
13. 2026-05-31
    days on market $965,000 Active 3 DOM
14. 2026-05-22
    historical $965,000
15. 2013-09-17
    soldstatus $380,500
16. 2013-09-05
    soldstatus $380,500 Closed 411-char remark

    Show marketing remark (464 chars)

    Vintage Charm & Tasteful Upgrades In This Stunning 1920'S Colonial/Traditional Close To Farmstands & Vineyards!4 Bedrooms,2 Renovated Baths,Flr W/Brick Fplc & Orig. Built Ins,Fdr,Custom Eik W/Hickory Cabinetry,Granite Counters & Ss Applcs,Den/Sunroom,Screened Porch,Finished Bsmt W/Bar,All Original Moldings & Detail Work,Beautiful .59 Acre,Heated 3 Car Det. Garage,Much More, Additional information: Appearance:Mint+,Separate Hotwater Heater:N

17. 2013-09-05
    soldstatus $380,500 464-char remark

    Show marketing remark (464 chars)

    Vintage Charm & Tasteful Upgrades In This Stunning 1920'S Colonial/Traditional Close To Farmstands & Vineyards!4 Bedrooms,2 Renovated Baths,Flr W/Brick Fplc & Orig. Built Ins,Fdr,Custom Eik W/Hickory Cabinetry,Granite Counters & Ss Applcs,Den/Sunroom,Screened Porch,Finished Bsmt W/Bar,All Original Moldings & Detail Work,Beautiful .59 Acre,Heated 3 Car Det. Garage,Much More, Additional information: Appearance:Mint+,Separate Hotwater Heater:N

18. 2013-05-14
    status Under Contract 411-char remark

    Show marketing remark (411 chars)

    Vintage Charm & Tasteful Upgrades In This Stunning 1920'S Colonial/Traditional Close To Farmstands & Vineyards!4 Bedrooms, 2 Renovated Baths, Flr W/ Brick Fplc & Orig. Built Ins, Fdr, Custom Eik W/ Hickory Cabinetry, Granite Counters & Ss Applcs, Den/Sunroom, Screened Porch, Finished Bsmt W/ Bar, All Original Moldings & Detail Work, Beautiful . 59 Acre, Heated 3 Car Det. Garage, Much More

19. 2013-03-26
    listed $399,900 New 411-char remark

    Show marketing remark (464 chars)

    Vintage Charm & Tasteful Upgrades In This Stunning 1920'S Colonial/Traditional Close To Farmstands & Vineyards!4 Bedrooms,2 Renovated Baths,Flr W/Brick Fplc & Orig. Built Ins,Fdr,Custom Eik W/Hickory Cabinetry,Granite Counters & Ss Applcs,Den/Sunroom,Screened Porch,Finished Bsmt W/Bar,All Original Moldings & Detail Work,Beautiful .59 Acre,Heated 3 Car Det. Garage,Much More, Additional information: Appearance:Mint+,Separate Hotwater Heater:N

20. 2013-03-26
    listed $399,900 464-char remark

    Show marketing remark (464 chars)

    Vintage Charm & Tasteful Upgrades In This Stunning 1920'S Colonial/Traditional Close To Farmstands & Vineyards!4 Bedrooms,2 Renovated Baths,Flr W/Brick Fplc & Orig. Built Ins,Fdr,Custom Eik W/Hickory Cabinetry,Granite Counters & Ss Applcs,Den/Sunroom,Screened Porch,Finished Bsmt W/Bar,All Original Moldings & Detail Work,Beautiful .59 Acre,Heated 3 Car Det. Garage,Much More, Additional information: Appearance:Mint+,Separate Hotwater Heater:N

21. 2005-01-26
    soldstatus $400,000

ⓘ 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: $11,442 · $953/mo
• Projected year-2 tax: $13,875 · $1,156/mo
• Expected delta: +$2,433/yr (+$203/mo · 21.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $271,061
• − Mortgage interest: −$54,055
• − Property taxes: −$11,442
• − Insurance: −$4,825
• − Repairs & maintenance: −$21,685
• − Management: −$21,685
• − Depreciation: −$28,073
• Taxable income: $129,297
• Est. tax owed @ 24.0%: −$31,031
• After-tax cash flow: $106,114/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 — Riverhead

• Score: 73/100
• State rank: #325
• US rank: #5379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverhead, NY
• City population: 32,921
• 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

+141.2% since first listed

8 events — show timeline

• 2026-05-22 Coming Soon $965,000 OneKey® MLS as Distributed by MLS Grid
• 2013-09-17 Sold (Public Records) $380,500 Public Records
• 2013-09-05 Sold (MLS) $380,500 OneKey® MLS as Distributed by MLS Grid
• 2013-09-05 Sold (MLS) $380,500 MLSLI
• 2013-05-14 Pending — MLSLI
• 2013-03-26 Listed $399,900 MLSLI
• 2013-03-26 Listed $399,900 OneKey® MLS as Distributed by MLS Grid
• 2005-01-26 Sold (Public Records) $400,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $11,442 · +0.0% YoY. Source: county tax records.