525-B26 Riverleigh Ave Unit B26 · Riverside, NY 11901

$179,000

2 bd · 2.0 ba · 864 sqft · Manufactured public records · 59 Days on market

Built 2018 $207/sqft · 36% above area Est $131k · 36% over $1105/mo HOA · 33% of rent

---

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 +23.8/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Over 55 community. Recently Renovated, move in ready! Light and bright with open floor plan and 2 good sized Bedrooms. Beautiful Kitchen with dishwasher and plenty of counter space. Main Bedroom Suite has an oversized double closet and a spacious bathroom with its own jetted tub for relaxing. High ceilings, and oversized doorways and hallway. Wonderful new deck off kitchen, plus a patio for more usable space. Close to town, farm stands and North Fork. Southampton Beach pass available to resident for small fee. Buyer must pass park approval before any offer will be considered. Don't miss this gem!

Key facts

• Built 2018
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $174k (3.0% 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: schools F, amenities F, commute 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.
• Market conditions: 188 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.90% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.20%
• DSCR: 1.36
• GRM: 4.4

CMA / ARV

• ARV (median comp): $131,166
• List price: $179,000
• Delta: 36.47%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525/151 Riverleigh Ave #151	0.15mi	2/1.0	864 (0%)	6mo	$149,999	$174	84
525 Riverleigh Ave Unit C22	0.06mi	2/1.5	784 (-9%)	9mo	$125,000	$159	73
525 #17 Riverleigh Ave	0.18mi	2/1.0	900 (+4%)	12mo	$116,000	$129	70
525 Riverleigh Ave Unit AA2	0.06mi	2/1.0	790 (-9%)	16mo	$118,000	$149	66
525-220 Riverleigh Ave	0.14mi	2/1.0	800 (-7%)	14mo	$96,999	$121	65
525-M5 Riverleigh Ave Unit M5	0.02mi	2/1.0	784 (-9%)	19mo	$150,000	$191	64
525-D6 Riverleigh Ave Unit D6	0.06mi	2/1.5	784 (-9%)	24mo	$105,000	$134	60
525-170 Riverleigh Ave #170	0.21mi	2/1.5	792 (-8%)	21mo	$67,000	$85	57
320-27 Flanders Rd #27	0.52mi	2/2.0	924 (+7%)	15mo	$230,000	$249	52

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-6,463
• Equity at exit: $26,689

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $25,427
• Equity at exit: $15,477

Cash invested: $50,120 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,398 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$1,105
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $342

Break-even live

Break-even rent $2,965

Max offer price $179,000

Occupancy floor 85%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 E Main St Unit 227 Riverhead, NY	1.0	1.0	680	$2,154	$3.17	44d	1	0.75mi
221 E Main St Unit 502 Riverhead, NY	1.0	1.0	624	$1,794	$2.88	44d	1	0.75mi
331 E Main St Unit 204 Riverhead, NY	2.0	1.0	867	$3,350	$3.86	44d	1	0.77mi
331 E Main St Unit 405 Riverhead, NY	2.0	1.0	777	$4,300	$5.53	44d	1	0.77mi
331 E Main St Riverhead, NY	1.0–2.0	1.0	822	$4,300	$5.23	1d	3	0.77mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	44d	1	0.77mi
5 Birch Ct Riverhead, NY	3.0	1.0	940	$4,000	$4.26	20d	1	1.40mi

HOA detail

• Monthly dues: $1,105 · $13,260/yr

Listing history 19 events

1. 2026-06-18
   days on market $179,000 Active 59 DOM
2. 2026-06-17
   days on market $179,000 Active 58 DOM
3. 2026-06-16
   days on market $179,000 Active 57 DOM
4. 2026-06-15
   days on market $179,000 Active 56 DOM
5. 2026-06-13
   days on market $179,000 Active 54 DOM
6. 2026-06-09
   days on market $179,000 Active 50 DOM
7. 2026-06-08
   days on market $179,000 Active 49 DOM
8. 2026-06-07
   days on market $179,000 Active 48 DOM
9. 2026-06-04
   days on market $179,000 Active 45 DOM
10. 2026-06-03
    days on market $179,000 Active 44 DOM
11. 2026-06-02
    days on market $179,000 Active 43 DOM
12. 2026-06-01
    days on market $179,000 Active 42 DOM
13. 2026-05-31
    days on market $179,000 Active 41 DOM
14. 2026-05-08
    price $189,000 606-char remark

    Show marketing remark (606 chars)

    Over 55 community. Recently Renovated, move in ready! Light and bright with open floor plan and 2 good sized Bedrooms. Beautiful Kitchen with dishwasher and plenty of counter space. Main Bedroom Suite has an oversized double closet and a spacious bathroom with its own jetted tub for relaxing. High ceilings, and oversized doorways and hallway. Wonderful new deck off kitchen, plus a patio for more usable space. Close to town, farm stands and North Fork. Southampton Beach pass available to resident for small fee. Buyer must pass park approval before any offer will be considered. Don't miss this gem!

15. 2026-04-24
    price $199,000 606-char remark

    Show marketing remark (606 chars)

    Over 55 community. Recently Renovated, move in ready! Light and bright with open floor plan and 2 good sized Bedrooms. Beautiful Kitchen with dishwasher and plenty of counter space. Main Bedroom Suite has an oversized double closet and a spacious bathroom with its own jetted tub for relaxing. High ceilings, and oversized doorways and hallway. Wonderful new deck off kitchen, plus a patio for more usable space. Close to town, farm stands and North Fork. Southampton Beach pass available to resident for small fee. Buyer must pass park approval before any offer will be considered. Don't miss this gem!

16. 2026-04-20
    listed $209,000 Active 606-char remark

    Show marketing remark (606 chars)

    Over 55 community. Recently Renovated, move in ready! Light and bright with open floor plan and 2 good sized Bedrooms. Beautiful Kitchen with dishwasher and plenty of counter space. Main Bedroom Suite has an oversized double closet and a spacious bathroom with its own jetted tub for relaxing. High ceilings, and oversized doorways and hallway. Wonderful new deck off kitchen, plus a patio for more usable space. Close to town, farm stands and North Fork. Southampton Beach pass available to resident for small fee. Buyer must pass park approval before any offer will be considered. Don't miss this gem!

17. 2026-04-09
    historical $209,000 606-char remark

    Show marketing remark (606 chars)

    Over 55 community. Recently Renovated, move in ready! Light and bright with open floor plan and 2 good sized Bedrooms. Beautiful Kitchen with dishwasher and plenty of counter space. Main Bedroom Suite has an oversized double closet and a spacious bathroom with its own jetted tub for relaxing. High ceilings, and oversized doorways and hallway. Wonderful new deck off kitchen, plus a patio for more usable space. Close to town, farm stands and North Fork. Southampton Beach pass available to resident for small fee. Buyer must pass park approval before any offer will be considered. Don't miss this gem!

18. 2012-02-07
    historical
19. 2011-01-09
    listed $18,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $40,777
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$3,262
• − Management: −$3,262
• − HOA: −$13,260
• − Depreciation: −$5,207
• Taxable income: $2,179
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $3,587/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

+950.0% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $209,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Coming Soon $209,000 OneKey® MLS as Distributed by MLS Grid
• 2012-02-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2011-01-09 Listed $18,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2022): $164 · +0.0% YoY. Source: county tax records.