525/78 Riverleigh Ave · Riverside, NY 11901

$170,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 19 Days on market

Built 1980 Est $147k · 15% over $1132/mo HOA · 29% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Riverwoods, a 55 and older community. Here is your chance to own a double-wide on the preserve. Upgrades include new roof, new kitchen, two new bathrooms, new duct work and hot water heater. Huge sunroom, carport, and shed. Primary bedroom has walk-in-closet , with custom built-in's. Land rent is approximately $1132. Includes trash and snow removal, water, and cesspool maintenance. Use of clubhouse. Southampton ocean access with permit. All buyers must be approved by Riverwoods.

Key facts

• Two new bathrooms
• New kitchen
• Shed

Tags

• NEW ROOF
• NEW KITCHEN
• TWO NEW BATHROOMS
• HUGE SUNROOM
• CARPORT
• SHED

Property features AI

Finance

• Other: Senior community
• HOA & community: Part of Riverwoods association; Monthly association fee; Clubhouse and fitness center; Association covers common area maintenance, snow removal, trash and water

Exterior

• Parking: Carport with 2 spaces
• Utilities: PSEG electric; Cesspool sewer; Cable available; Electricity connected
• Home design: Mobile home; Living area reported as 1,152 (source: other)
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Electric cooktop; Electric oven; Microwave; Exhaust fan
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Ductless cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Breakfast bar; Built-in features; Ceiling fans; Chef's kitchen; Pantry; Primary bathroom; Master bedroom on main level; Storage; Walk-in closets; Washer/dryer hookup; 9 total rooms; No basement; No attic
• Laundry & utility: Washer and dryer hookup; Electric water heater; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Recommended offer: $167k (1.5% 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: 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: 192 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $167,450 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.31% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.96%
• DSCR: 2.02
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $147,456
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Riverleigh Ave #67	0.07mi	2/2.0	1,152 (0%)	8mo	$175,000	$152	90
525/159 Riverleigh Ave #159	0.18mi	2/1.5	1,152 (0%)	2mo	$135,000	$117	88
525 Riverleigh Ave #45	0.14mi	2/2.0	1,248 (+8%)	2mo	$250,000	$200	78
525/108A Riverleigh Ave Unit 108A	0.11mi	3/2.0 (+1)	1,152 (0%)	16mo	$151,000	$131	77
525 Riverleigh Ave #167	0.13mi	2/2.0	1,056 (-8%)	13mo	$135,000	$128	70
525/88 Riverleigh Ave #88	0.08mi	2/2.0	1,248 (+8%)	19mo	$99,000	$79	67
525/179 Riverleigh	0.17mi	2/2.0	1,056 (-8%)	22mo	$47,700	$45	60
525-74 Riverleigh Ave #74	0.61mi	2/2.0	1,200 (+4%)	20mo	$120,000	$100	48

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $31,134
• Equity at exit: $25,348

10-year hold

• IRR: 25.0%
• Equity multiple: 3.20×
• Total profit: $104,577
• Equity at exit: $14,698

Cash invested: $47,600 (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: 192
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,932 high
• Mortgage (P&I): −$891
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$71
• HOA: −$1,132
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $911

Break-even live

Break-even rent $2,779

Max offer price $170,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,007	-5% $959	+0% $911	+5% $862	+10% $814
Rent	-10% $600	-5% $755	+0% $911	+5% $1,066	+10% $1,221
Rate	-1.0pp $996	-0.5pp $954	base $911	+0.5pp $867	+1.0pp $822

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 Riverleigh Ave Unit C8 Riverhead, NY	1.0	1.0	1200	$2,100	$1.75	26d	1	0.18mi
331 E Main St Riverhead, NY	1.0–2.0	1.0	822	$4,300	$5.23	0d	3	0.92mi
331 E Main St Unit 405 Riverhead, NY	2.0	1.0	777	$4,300	$5.53	45d	1	0.92mi
331 E Main St Unit 204 Riverhead, NY	2.0	1.0	867	$3,350	$3.86	45d	1	0.92mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	0d	1	0.92mi
5 Birch Ct Riverhead, NY	3.0	1.0	940	$4,000	$4.26	21d	1	1.27mi

HOA detail

• Monthly dues: $1,132 · $13,584/yr
• Likely covers: watertrashsnow removalpool

Listing history 12 events

1. 2026-06-21
   days on market $170,000 Active 19 DOM
2. 2026-06-18
   days on market $170,000 Active 16 DOM
3. 2026-06-17
   days on market $170,000 Active 15 DOM
4. 2026-06-16
   days on market $170,000 Active 14 DOM
5. 2026-06-15
   days on market $170,000 Active 13 DOM
6. 2026-06-13
   days on market $170,000 Active 11 DOM
7. 2026-06-09
   days on market $170,000 Active 7 DOM
8. 2026-06-08
   days on market $170,000 Active 6 DOM
9. 2026-06-07
   days on market $170,000 Active 5 DOM
10. 2026-06-04
    days on market $170,000 Active 2 DOM
11. 2026-06-02
    remarks 494-char remark
12. 2026-06-02
    listed $170,000 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: $1,217 · $101/mo
• Projected year-2 tax: $2,045 · $170/mo
• Expected delta: +$828/yr (+$69/mo · 68.0%)

ⓘ 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 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: $47,185
• − Mortgage interest: −$9,523
• − Property taxes: −$1,217
• − Insurance: −$850
• − Repairs & maintenance: −$3,775
• − Management: −$3,775
• − HOA: −$13,584
• − Depreciation: −$4,945
• Taxable income: $9,516
• Est. tax owed @ 24.0%: −$2,284
• After-tax cash flow: $8,643/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

1 event — show timeline

• 2026-06-02 Listed $170,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+19.0%/yr

Latest (2022): $1,217 · +0.0% YoY. Source: county tax records.