716 Narragansett Ave · North Bellport, NY 11772

$450,000

4 bd · 2.0 ba · 1,291 sqft · SingleFamily public records · 87 Days on market

Built 1958 7,841 sqft lot Est $586k · 23% 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 +12.2/30.0
• Schools +4.5/10.0
• 1% rule +3.8/10.0
• Rent growth +3.8/5.0
• DSCR +3.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity for 1st Time Homeowners to Purchase a Split-Level House with 1,291 Square Feet in Excellent Condition in the South Country School District. Enter into Foyer with Bedroom #1, Full Bath #1, Laundry Area with Washer and Dryer and Door to Backyard on the Ground Floor. Go Up the Stairs to Living Room and Large Kitchen / Dining Room. Go Up the Stairs Again to the 3rd Floor with 3 Bedrooms and the 2nd Full Bath with a Tub. Part Basement with Oil Hot Water Heating System and 150 Amp Electric Service. Low Taxes of $8,179. BUYER MUST COMPLY WITH THE FOLLOWING CONDITIONS: * Buyer must be a 1st-time homebuyer. * Buyer's Income Must be Below 80% of the Established Suffolk Count

Key facts

• Foyer
• Laundry area
• Split-level house

Tags

• SPLIT-LEVEL HOUSE
• FOYER
• LAUNDRY AREA
• LARGE KITCHEN DINING ROOM
• OIL HOT WATER HEATING SYSTEM
• 150 AMP ELECTRIC SERVICE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $434k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $398k (11.6% below list).
• Recommended offer: $398k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in North Bellport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#842 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• South Country Central School District (suburban): math 50% / reading 44% proficiency, ranked #460 of 755 in NY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookhaven Elementary School (506 students, 41% FRL); Bellport Middle School (math 64% / reading 54%, grade B, #161 of 729 statewide, top 24%, 838 students, 56% FRL); Bellport Senior High School (math 86% / reading 64%, grade A-, #630 of 1,100 statewide, top 57%, 1,392 students, 52% FRL).
• Zoned-school proficiency averages 67% at this address vs 47% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the South Country Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.1%/yr); 216 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $14k 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

• It's been on market 87 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $450k implies a 1507% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $397,757 (11.6% 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. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $586,114
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Narragansett Ave	0.00mi	4/2.0	1,291 (0%)	0mo	$435,000	$337	100
718 Taylor Ave	0.20mi	4/2.0	1,224 (-5%)	8mo	$580,000	$474	75
534 Meade Ave	0.38mi	3/1.5 (-1)	1,308 (+1%)	8mo	$350,000	$268	66
556 Macdonald Ave	0.42mi	4/2.0	1,329 (+3%)	15mo	$470,000	$354	63
649 Bourdois Ave	0.45mi	4/2.0	1,204 (-7%)	13mo	$515,000	$428	57
650 N Dunton Ave	0.33mi	3/2.0 (-1)	1,167 (-10%)	8mo	$640,000	$548	57
270 Louise Ave	0.27mi	4/2.0	1,100 (-15%)	11mo	$505,000	$459	54
507 Scherger Ave	0.38mi	3/1.0 (-1)	1,386 (+7%)	9mo	$516,000	$372	54
761 Provost Ave	0.35mi	3/1.0 (-1)	1,200 (-7%)	14mo	$440,000	$367	51
450 Munsell Rd	0.69mi	3/2.0 (-1)	1,388 (+8%)	1mo	$645,000	$465	49
425 Macdonald Ave	0.58mi	3/1.5 (-1)	1,140 (-12%)	0mo	$579,000	$508	46
825 Doane Ave	0.72mi	4/1.0	1,112 (-14%)	11mo	$505,000	$454	30

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 · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.44×
• Total profit: $-70,184
• Equity at exit: $67,096

10-year hold

• IRR: -3.5%
• Equity multiple: 0.75×
• Total profit: $-31,905
• Equity at exit: $38,908

Cash invested: $126,000 (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 11772

• Rents YoY: 5.1%
• Active inventory: 216
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,978 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$687 /mo · $8,243/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $-92

Break-even live

Break-even rent $4,094

Max offer price $433,757

Occupancy floor 97%

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Provost Ave Bellport, NY	4.0	1.0	1100	$4,000	$3.64	43d	1	0.29mi
640 Post Ave Bellport, NY	3.0	1.0	1024	$3,600	$3.52	10d	1	0.81mi
655 Post Ave Bellport, NY	3.0	1.0	1008	$3,350	$3.32	10d	1	0.84mi
262 N Dunton Ave East Patchogue, NY	3.0	1.0	1778	$3,900	$2.19	13d	1	0.95mi
849 Walker Ave Bellport, NY	3.0	1.0	884	$3,500	$3.96	4d	1	0.97mi
91 Circuit Rd Bellport, NY	3.0	1.5	1154	$4,500	$3.90	24d	1	1.23mi
58 N Howells Point Rd Bellport, NY	3.0	2.0	1404	$15,000	$10.68	18d	1	1.50mi

Listing history 9 events

1. 2025-12-02
   status Pending
2. 2025-10-07
   price $450,000
3. 2025-09-20
   status Active
4. 2025-08-20
   price $475,000
5. 2025-07-31
   status Active
6. 2025-06-25
   listed $499,990 Active
7. 1993-05-12
   soldstatus $28,000
8. 1992-09-28
   soldstatus $72,000
9. 1986-02-18
   soldstatus $18,000

ⓘ 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: $8,243 · $687/mo
• Projected year-2 tax: $8,243 · $687/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $47,731
• − Mortgage interest: −$25,207
• − Property taxes: −$8,243
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,818
• − Management: −$3,818
• − Depreciation: −$13,091
• Taxable loss: −$8,697
• Est. tax savings @ 24.0%: +$2,087
• After-tax cash flow: $984/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: South Country Central School District
• NCES district ID: 3600008
• Math proficiency: 50% ▲ 4.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $74,049
• Composite: 44.75/100
• National rank: #5960
• State rank: #460 of 755 in NY

Livability — North Bellport

• Score: 62/100
• State rank: #842
• US rank: #16345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bellport, NY
• County: Suffolk County · 679,920 people
• City population: 9,236
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 45,023
• Household income: $105,245
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1595.0

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 24% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -578.02%
• Current HPI: 375.1174
• Rent YoY: ▲ 5.07%
• 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

+2400.0% since first listed

9 events — show timeline

• 2025-12-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-20 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-25 Listed $499,990 OneKey® MLS as Distributed by MLS Grid
• 1993-05-12 Sold (Public Records) $28,000 Public Records
• 1992-09-28 Sold (Public Records) $72,000 Public Records
• 1986-02-18 Sold (Public Records) $18,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $8,243 · +0.0% YoY. Source: county tax records.