10 Lehigh Ln · Farmingville, NY 11738

$599,000

5 bd · 2.0 ba · 1,832 sqft · SingleFamily public records · 19 Days on market

Built 1968 0.27 ac lot $327/sqft · 19% below area Est $737k · 19% 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 +7.8/30.0
• Schools +6.6/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 5 Bedroom Colonial! Located in the desirable Sachem School District, this move in ready 5 bedroom, 2 bath home offers comfort, space, and convenience with beautiful curb appeal that truly stands out. This two story home features a versatile layout with 3 bedrooms and 1 full bathroom upstairs, and 2 bedrooms with 1 full bathroom on the main level, ideal for extended family or flexible living. The property includes a fully fenced yard with durable PVC fencing, In-ground sprinklers, a covered front porch, and a rear concrete patio, perfect for relaxing or entertaining. The home offers a bright layout highlighted by a skylight, cozy fireplace, and an updated kitchen equipped with a ga

Key facts

• Covered front porch
• Gas stove
• Rear concrete patio

Tags

• FULLY FENCED YARD
• COVERED FRONT PORCH
• REAR CONCRETE PATIO
• SKYLIGHT
• UPDATED KITCHEN
• GAS STOVE

Property features AI

Exterior

• Parking: Garage; 2-car garage
• Utilities: Cesspool sewer; Cable connected; Electricity connected; Phone connected; Public trash collection; Water connected
• Home design: Single family residence; Living area reported from public records
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Partial attic; No basement; 11 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-666 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $481k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $470k (21.5% below list).
• Recommended offer: $470k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#592 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: Chippewa Elementary School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 515 students, 25% 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: 68 active listings in the ZIP; 1 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 $4k of loan paydown is wiped out by about $18k 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 19 days — a 2% lower offer ($590k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $470,000 (21.5% 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 1968 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 10.6

CMA / ARV

• ARV (median comp): $737,407
• List price: $599,000
• Delta: -18.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 College Hills Dr	0.08mi	4/1.5 (-1)	1,794 (-2%)	8mo	$680,000	$379	79
8 Beverly Ct	0.27mi	4/2.5 (-1)	1,872 (+2%)	5mo	$775,000	$414	73
8 Arlene St	0.27mi	4/2.5 (-1)	1,887 (+3%)	9mo	$798,000	$423	68
50 Hillside Rd	0.51mi	4/2.0 (-1)	1,824 (-0%)	8mo	$675,000	$370	63
7 Mark Ln	0.29mi	4/3.5 (-1)	1,936 (+6%)	4mo	$740,000	$382	63
1314 Waverly Ave	0.06mi	4/2.0 (-1)	1,624 (-11%)	15mo	$585,000	$360	61
10 Melvin Ave	0.41mi	4/2.0 (-1)	1,794 (-2%)	15mo	$735,000	$410	60
18 Hofstra Dr	0.25mi	4/2.0 (-1)	1,628 (-11%)	7mo	$750,000	$461	59
41 Campus Dr	0.10mi	4/2.0 (-1)	1,584 (-14%)	15mo	$615,000	$388	56
41 Roberta Ave	0.40mi	4/2.5 (-1)	2,000 (+9%)	10mo	$800,000	$400	50
153 Ridgewood Ave	0.63mi	4/2.0 (-1)	1,750 (-4%)	13mo	$669,000	$382	47
26 Fran Ln	0.74mi	4/2.0 (-1)	1,583 (-14%)	0mo	$625,000	$395	37

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-139,248
• Equity at exit: $89,313

10-year hold

• IRR: -19.6%
• Equity multiple: -0.04×
• Total profit: $-174,970
• Equity at exit: $51,791

Cash invested: $167,720 (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 11738

• Active inventory: 68
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $4,700 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$988 /mo · $11,855/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$987
• Net cashflow: $-666

Break-even live

Break-even rent $5,543

Max offer price $481,390

Occupancy floor —

Sensitivity live

Price	-10% $-327	-5% $-496	+0% $-666	+5% $-835	+10% $-1,005
Rent	-10% $-1,037	-5% $-851	+0% $-666	+5% $-480	+10% $-294
Rate	-1.0pp $-364	-0.5pp $-513	base $-666	+0.5pp $-821	+1.0pp $-979

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Tuscala St Selden, NY	4.0	3.5	2400	$4,700	$1.96	0d	1	0.98mi

Listing history 2 events

1. 2026-05-17
   status Pending 1030-char remark
2. 2026-04-28
   listed $599,000 Active 1030-char remark

ⓘ 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: $11,855 · $988/mo
• Projected year-2 tax: $11,855 · $988/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 6 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $56,400
• − Mortgage interest: −$33,553
• − Property taxes: −$11,855
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,512
• − Management: −$4,512
• − Depreciation: −$17,425
• Taxable loss: −$18,453
• Est. tax savings @ 24.0%: +$4,429
• After-tax cash flow: $-3,560/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 — Farmingville

• Score: 67/100
• State rank: #592
• US rank: #10732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmingville, NY
• City population: 20,246
• Population (ZIP): 20,246

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 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 23% Two or more races 8% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 3% Estonian 2% Russian 2%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 8% 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: ▼ -605.51%
• Current HPI: 364.6287
• 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

2 events — show timeline

• 2026-05-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Listed $599,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $11,855 · +0.0% YoY. Source: county tax records.