32 Vautrin Ave · Holtsville, NY 11742

$625,000

3 bd · 2.5 ba · 2,098 sqft · Other public records · 6 Days on market

Built 1973 0.48 ac lot $298/sqft · 15% below area Est $731k · 15% 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 +14.1/15.0
• Cash flow +7.5/30.0
• Schools +6.6/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a shy half-acre in Holtsville, this unique Hi-Ranch offers a rare combination of space, flexibility, and future potential. Tax records classify the property as a Single-Family Residence with an Associated Apartment designation, while a CO is already in place for the conversion of the attached garage to living area. This unique setup presents exciting possibilities for extended family accommodations, guest quarters, a home office, or other future living arrangements (buyer to verify all uses, permits, and requirements with the Town of Brookhaven). The upper level offers bright, sun-filled living spaces, hardwood floors, and comfortable everyday living. Outside, you'll find a s

Key facts

• Half acre
• Spacious backyard
• Near the lie

Tags

• HALF ACRE
• SINGLE FAMILY RESIDENCE
• SPACIOUS BACKYARD
• PRIVATE RETREAT
• NEAR THE LIE
• NEAR LIRR TRAIN STATION

Property features AI

Exterior

• Parking: Driveway; Garage (1 car)
• Utilities: Cesspool sewer; Cable available; Electricity connected; Phone available; Public trash collection; Water connected
• Home design: Single family residence; Living area reported from public records; Property condition: Actual
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Double vanity; Eat-in kitchen; Formal dining room; In-law floorplan; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $625k.

Deal economics

• At list price, monthly cash flow is $-773 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $488k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $482k (22.9% below list).
• Recommended offer: $482k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.5% in Holtsville — 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 71/100 on livability (#414 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: amenities F, commute F, cost of living F.
• Sachem Central School District (suburban): math 69% / reading 76% proficiency, ranked #86 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Waverly Avenue School (math 62% / reading 62%, grade B, #675 of 2,108 statewide, top 35%, 463 students, 26% FRL); Sagamore Middle School (math 44% / reading 57%, grade C, #259 of 729 statewide, top 36%, 933 students, 30% FRL); Sachem High School East (math 94% / reading 93%, grade A+, #131 of 1,100 statewide, top 13%, 2,082 students, 28% FRL).
• Market conditions: 64 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k of loan paydown is wiped out by about $19k 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.
• 2 sale attempts 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 $150k; list at $625k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $481,838 (22.9% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.30%
• DSCR: 0.76
• GRM: 10.8

CMA / ARV

• ARV (median comp): $731,489
• List price: $625,000
• Delta: -5.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-150,263
• Equity at exit: $93,190

10-year hold

• IRR: -21.3%
• Equity multiple: -0.10×
• Total profit: $-193,279
• Equity at exit: $54,039

Cash invested: $175,000 (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 11742

• Home prices YoY: -27.9%
• Active inventory: 64
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $4,818 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$1,041 /mo · $12,496/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,012
• Net cashflow: $-773

Break-even live

Break-even rent $5,797

Max offer price $488,485

Occupancy floor —

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Maple Ln Farmingville, NY	2.0–3.0	2.0–2.5	1869	$5,984	$3.20	1d	13	0.56mi
73 Cherry Ave Holtsville, NY	3.0	2.0	1452	$3,400	$2.34	1d	1	0.93mi
39 Elder Ave Unit 1st level Farmingville, NY	3.0	1.5	2492	$4,300	$1.73	4d	1	1.27mi
132 Fairfield Dr Holbrook, NY	3.0	2.5	2200	$4,200	$1.91	24d	1	1.29mi

Listing history 10 events

1. 2026-06-18
   days on market $625,000 Active 6 DOM
2. 2026-06-17
   days on market $625,000 Active 5 DOM
3. 2026-06-16
   days on market $625,000 Active 4 DOM
4. 2026-06-15
   days on market $625,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   pricedays on marketlisting id $625,000 Active 1 DOM
7. 2026-06-01
   days on market $690,000 Active 26 DOM
8. 2026-05-31
   days on market $690,000 Active 25 DOM
9. 2026-05-06
   listed $690,000 Active 431-char remark
10. 1988-05-23
    soldstatus $150,000

ⓘ 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: $12,496 · $1,041/mo
• Projected year-2 tax: $12,496 · $1,041/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,821
• − Mortgage interest: −$35,010
• − Property taxes: −$12,496
• − Insurance: −$3,125
• − Repairs & maintenance: −$4,626
• − Management: −$4,626
• − Depreciation: −$18,182
• Taxable loss: −$20,243
• Est. tax savings @ 24.0%: +$4,858
• After-tax cash flow: $-4,415/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: Sachem Central School District
• NCES district ID: 3625350
• Math proficiency: 69% ▬ 0.00%
• Reading proficiency: 76% ▲ 12.00%
• Median HH income: $92,968
• Composite: 65.53/100
• National rank: #472
• State rank: #86 of 590 in NY

Livability — Holtsville

• Score: 71/100
• State rank: #414
• US rank: #7194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holtsville, NY
• City population: 13,194
• Population (ZIP): 13,194

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Black 6% Two or more races 5% Asian 4% Native American 1%
• Hispanic origin (detail): Puerto Rican 8% Cuban 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -128.81%
• Current HPI: 331.9816
• 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

+316.7% since first listed

4 events — show timeline

• 2026-06-03 Listed $625,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Listed $690,000 OneKey® MLS as Distributed by MLS Grid
• 1988-05-23 Sold (Public Records) $150,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $12,496 · +0.0% YoY. Source: county tax records.