65 Doane Ave · North Bellport, NY 11713

$974,900

3 bd · 3.0 ba · 2,200 sqft · SingleFamily · 7 Days on market

Built 2022 Good condition 0.66 ac lot Est $700k · 39% over

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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 +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make this new and beautifully constructed house your new home. MOVE IN READY! This Colonial style homes' thoughtful layout features a double height entry, formal dining room, half bath, and expansive great room boasting a large gas fireplace. This space flows seamlessly into the spacious eat-in kitchen complete with center island, and meal nook. Just off the kitchen is the pantry and access to the 2 car attached garage. Gleaming hardwood floors throughout these common spaces. Make your way up the handsome stairway to a large bath with double vanity, convenient laundry space, and a total of 3 generously sized bedrooms. The massive principal bedroom features a WIC and its own full bathroom with a stylish double vanity and large shower. Possible bonus space above garage. Full unfinished basement has high ceiling and egress window. Expansive backyard and deck are perfect for relaxing and entertaining outdoors. Additional features include Central AC and lawn irrigation system., Additional information: Appearance:Brand New

Key facts

• Contemporary kitchen
• Full basement
• Inground pool

Tags

• DOUBLE HEIGHT ENTRY
• OPEN AND AIRY LAYOUT
• CONTEMPORARY KITCHEN
• PRIVATE BACKYARD OASIS
• INGROUND POOL
• FULL BASEMENT

Property features AI

Exterior

• Parking: Driveway; Garage; 2-car garage
• Utilities: Electricity connected (PSEG); Propane; Water connected; Cesspool sewer
• Home design: Single family residence; Living area reported from public records
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total rooms: 8
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Propane heating
• Interior features: Crown molding; Eat-in kitchen; Formal dining room; Kitchen island; Primary bathroom; Walk-in closet(s); Finished full attic; Full unfinished basement
• Laundry & utility: Propane heating (listed under utilities)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $975k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7k ($89k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $975k).
• Cap rate 15.4% vs local median 4.9% in North Bellport — 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 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: 57 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $7k of loan paydown is wiped out by about $29k 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 $273k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago 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 $635k; list at $975k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $974,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.81% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.49%
• DSCR: 2.45
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $699,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Head Of The Neck Rd	0.53mi	4/2.5 (+1)	2,200 (0%)	6mo	$700,000	$318	63
101 Plymouth Ave	0.63mi	4/3.0 (+1)	2,442 (+11%)	3mo	$680,000	$278	45
96 N Howells Point Rd	0.57mi	4/2.0 (+1)	1,872 (-15%)	8mo	$660,000	$353	33

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $312,887
• Equity at exit: $145,361

10-year hold

• IRR: 35.1%
• Equity multiple: 4.22×
• Total profit: $879,222
• Equity at exit: $84,292

Cash invested: $272,972 (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 11713

• Home prices YoY: -26.0%
• Active inventory: 57
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $17,671 medium
• Mortgage (P&I): −$5,112
• Tax from tax record: −$1,051 /mo · $12,614/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,711
• Net cashflow: $7,390

Break-even live

Break-even rent $8,316

Max offer price $974,900

Occupancy floor 53%

Sensitivity live

Price	-10% $7,942	-5% $7,666	+0% $7,390	+5% $7,114	+10% $6,839
Rent	-10% $5,994	-5% $6,692	+0% $7,390	+5% $8,088	+10% $8,786
Rate	-1.0pp $7,881	-0.5pp $7,638	base $7,390	+0.5pp $7,138	+1.0pp $6,881

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: $243,725
• Closing costs: $29,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 N Howells Point Rd Bellport, NY	3.0	2.0	1404	$15,000	$10.68	20d	1	0.78mi
262 N Dunton Ave East Patchogue, NY	3.0	1.0	1778	$3,900	$2.19	14d	1	0.99mi
21 N Howells Point Rd Bellport, NY	3.0	3.5	2148	$20,000	$9.31	0d	1	1.03mi
13 Colonial Ln Bellport, NY	3.0	2.0	1872	$20,000	$10.68	20d	1	1.11mi
11 Bieselin Rd Bellport, NY	4.0	2.0	1722	$15,000	$8.71	44d	1	1.16mi

Listing history 5 events

1. 2026-06-04
   days on market $974,900 Active 7 DOM
2. 2026-06-03
   days on market $974,900 Active 6 DOM
3. 2026-06-02
   days on market $974,900 Active 5 DOM
4. 2026-06-01
   days on market $974,900 Active 4 DOM
5. 2026-05-31
   days on market $974,900 Active 3 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: $12,614 · $1,051/mo
• Projected year-2 tax: $14,545 · $1,212/mo
• Expected delta: +$1,931/yr (+$161/mo · 15.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $212,055
• − Mortgage interest: −$54,610
• − Property taxes: −$12,614
• − Insurance: −$4,874
• − Repairs & maintenance: −$16,964
• − Management: −$16,964
• − Depreciation: −$28,361
• Taxable income: $77,667
• Est. tax owed @ 24.0%: −$18,640
• After-tax cash flow: $70,045/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready, 2022-built home offers modern living with a good condition score and minimal repairs needed. It's an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 9,236
• Population (ZIP): 9,236

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 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 30% Black 14% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 4% Italian 1% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 23% Other Indo-European 3%

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: ▼ -148.23%
• Current HPI: 421.2165
• 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

+52.6% since first listed

7 events — show timeline

• 2026-05-28 Listed $974,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $1,099,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-12 Listed $1,099,900 OneKey® MLS as Distributed by MLS Grid
• 2023-05-31 Sold (MLS) $635,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-10-06 Listed $639,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2025): $12,614 · +0.0% YoY. Source: county tax records.