145 Raleigh Ln · West Islip, NY 11795

$685,000

4 bd · 1.5 ba · 1,874 sqft · SingleFamily public records · 27 Days on market

Built 1956 0.40 ac lot $366/sqft · 20% below area Est $859k · 20% 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 +7.9/30.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and well-maintained front to back split in desirable West Islip. This home is set on an expansive 0.40-acre property on a quiet Dead End Street and has 4 bedrooms and 1.5 bathrooms, offering 1,874 sq. ft. of comfortable living space. Home also features bright living room, eat-in kitchen, bonus room, playroom, and dedicated laundry room. The hardwood flooring and ceramic tile add warmth and durability throughout. Enjoy southern exposure with a covered front porch, and a fully fenced backyard, providing privacy and open views. Additional features include vinyl siding, gas hot air heating, and an attached 1 car garage. With low taxes, you will experience a wonderful op

Key facts

• Bright living room
• Eat-in kitchen
• Expansive property

Tags

• EXPANSIVE PROPERTY
• QUIET DEAD END STREET
• BRIGHT LIVING ROOM
• EAT-IN KITCHEN
• DEDICATED LAUNDRY ROOM
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage; 1 total parking space; 1 garage space
• Utilities: Electric service by PSEG; Public sewer; Natural gas available and connected; Sewer connected; Water connected
• Home design: Single family residence; Multi/split levels; Actual condition
• Construction: Frame construction; Vinyl siding
• Exterior features: Back yard; Front yard; Irregular lot; Level lot; Private, secluded yard; Fenced yard (chain link and vinyl)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Exhaust fan; Stainless steel appliances; Humidifier
• Bedrooms: Library/Den (additional room)
• Flooring: Carpet; Ceramic tile; Hardwood; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating (hot air); Wall/window air conditioning units
• Interior features: Eat-in kitchen; Washer/dryer hookup; Covered porch
• Laundry & utility: Washer; Dryer; Gas dryer hookup; Laundry room (inside); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $685k.

Deal economics

• At list price, monthly cash flow is $-719 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $558k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $480k (29.9% below list).
• Recommended offer: $480k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 1.6% in West Islip — 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 76/100 on livability (#239 in NY, #3,746 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, cost of living F.
• West Islip Union Free School District (suburban): math 60% / reading 62% proficiency, ranked #167 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Paul J Bellew Elementary School (math 57% / reading 72%, grade B, #591 of 2,108 statewide, top 31%, 456 students, 10% FRL); Udall Road Middle School (math 27% / reading 57%, grade D-, #379 of 729 statewide, top 54%, 445 students, 19% FRL); West Islip Senior High School (math 97% / reading 72%, grade A, #379 of 1,100 statewide, top 36%, 1,262 students, 20% FRL).
• Market conditions: 101 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 $5k of loan paydown is wiped out by about $21k 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 27 days — a 2% lower offer ($675k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $480,000 (29.9% 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 1956 — 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 A-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: 0.70% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 11.9

CMA / ARV

• ARV (median comp): $858,957
• List price: $685,000
• Delta: -20.25%
• 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
80 Kobb Blvd	0.12mi	4/2.0	1,667 (-11%)	9mo	$779,000	$467	66
409 Capri Rd	0.24mi	4/2.5	2,024 (+8%)	7mo	$820,000	$405	65
226 Sears Rd	0.49mi	4/2.0	1,758 (-6%)	5mo	$690,000	$392	61
14 Gerek Ave	0.25mi	4/2.5	2,100 (+12%)	5mo	$865,000	$412	60
643 Deer Park Ave	0.51mi	4/2.5	2,040 (+9%)	0mo	$740,000	$363	57
60 Liberty Ave	0.72mi	4/2.0	1,781 (-5%)	1mo	$675,000	$379	55
50 Paumanake Ave	0.56mi	3/1.5 (-1)	1,715 (-8%)	0mo	$905,000	$528	55
60 Pickwick Ln	0.73mi	4/2.0	1,748 (-7%)	1mo	$765,000	$438	52
41 Embargo Pl	0.72mi	5/3.0 (+1)	1,845 (-2%)	2mo	$787,000	$427	51
66 Wyandanch Ave	0.41mi	4/2.0	2,108 (+12%)	9mo	$900,000	$427	50
64 Ketewamoke Ave	0.48mi	3/1.5 (-1)	1,628 (-13%)	2mo	$725,000	$445	49
812 Pine Ave	0.73mi	3/2.0 (-1)	1,632 (-13%)	6mo	$750,000	$460	32

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: -23.9%
• Equity multiple: 0.18×
• Total profit: $-156,858
• Equity at exit: $102,136

10-year hold

• IRR: -19.1%
• Equity multiple: -0.02×
• Total profit: $-195,818
• Equity at exit: $59,226

Cash invested: $191,800 (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 11795

• Active inventory: 101
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $4,800 medium
• Mortgage (P&I): −$3,592
• Tax from tax record: −$633 /mo · $7,601/yr
• Insurance: −$285
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,008
• Net cashflow: $-719

Break-even live

Break-even rent $5,710

Max offer price $557,984

Occupancy floor —

Sensitivity live

Price	-10% $-331	-5% $-525	+0% $-719	+5% $-913	+10% $-1,107
Rent	-10% $-1,098	-5% $-909	+0% $-719	+5% $-529	+10% $-340
Rate	-1.0pp $-374	-0.5pp $-545	base $-719	+0.5pp $-897	+1.0pp $-1,077

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
572 Benjamin Rd North Babylon, NY	3.0	1.0	1800	$4,800	$2.67	45d	1	0.95mi

Listing history 1 events

1. 2026-04-01
   listed $685,000 Active 808-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: $7,601 · $633/mo
• Projected year-2 tax: $9,589 · $799/mo
• Expected delta: +$1,988/yr (+$166/mo · 26.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $57,600
• − Mortgage interest: −$38,371
• − Property taxes: −$7,601
• − Insurance: −$3,425
• − Repairs & maintenance: −$4,608
• − Management: −$4,608
• − Depreciation: −$19,927
• Taxable loss: −$20,939
• Est. tax savings @ 24.0%: +$5,025
• After-tax cash flow: $-3,603/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: West Islip Union Free School District
• NCES district ID: 3630690
• Math proficiency: 60% ▼ -16.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $105,027
• Composite: 57.16/100
• National rank: #1098
• State rank: #167 of 590 in NY

Livability — West Islip

• Score: 76/100
• State rank: #239
• US rank: #3746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Islip, NY
• City population: 25,063
• Population (ZIP): 25,063

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 11% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 6% Scotch-Irish 1% Slovak 1%
• Foreign-born: 6% · Canada, Dominican Republic, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 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: ▼ -828.69%
• Current HPI: 252.1072
• 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

• 2026-05-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $685,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2017): $7,601 · -1.1% YoY. Source: county tax records.