525-183 Riverleigh Ave #183 · Riverside, NY 11901

$225,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 165 Days on market

Built 1976 $213/sqft · 43% above area Est $157k · 43% over ↓ 8% since listing

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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 +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

Perfect for those who want to simplify without sacrificing comfort, this fully renovated, move-in ready, 2-bedroom, 2-bath home in Riverwoods offers easy living in an active 55+ community. The spacious living and dining areas feature vinyl flooring and an electric fireplace, with a bright three-season sunroom attached. Spotless kitchen features new cabinetry with butcher block countertops and all-new appliances, including a Samsung stove and microwave, Whirlpool refrigerator, dishwasher, and washer/dryer conveniently located in a pantry closet. The large primary suite boasts new wood-plank flooring, generous closet space, and a completely renovated en-suite bath. Both bathrooms have been renovated from the studs out, including new sheetrock, insulation, plumbing, fixtures, and finishes. Additional features include a carport, storage shed, new roof and vents, HVAC with propane heat, all new interior doors and hardware, and updated lighting throughout. Monthly lot rent of $1,168.95 includes water, trash removal, taxes, road maintenance, and access to the community clubhouse and fitness center. Credit score requirement: 650. Income requirement: monthly income equal to 2.5 times the monthly lot rent.

Key facts

• Fully renovated
• New cabinetry
• All-new appliances

Tags

• FULLY RENOVATED
• THREE-SEASON SUNROOM
• NEW CABINETRY
• BUTCHER BLOCK COUNTERTOPS
• ALL-NEW APPLIANCES
• NEW WOOD-PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $198k (12.0% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.75% ✓
• Cap rate: 15.62%
• Cash-on-cash: 33.32%
• DSCR: 2.48
• GRM: 4.8

CMA / ARV

• ARV (median comp): $156,997
• List price: $225,000
• Delta: 43.31%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Riverleigh Ave #167	0.07mi	2/2.0	1,056 (0%)	13mo	$135,000	$128	86
525/179 Riverleigh	0.02mi	2/2.0	1,056 (0%)	22mo	$47,700	$45	81
525/159 Riverleigh Ave #159	0.07mi	2/1.5	1,152 (+9%)	2mo	$135,000	$117	78
525 Riverleigh Ave #67	0.21mi	2/2.0	1,152 (+9%)	8mo	$175,000	$152	68
525/108A Riverleigh Ave Unit 108A	0.14mi	3/2.0 (+1)	1,152 (+9%)	15mo	$151,000	$131	61
525 #17 Riverleigh Ave	0.17mi	2/1.0	900 (-15%)	12mo	$116,000	$129	53
525-74 Riverleigh Ave #74	0.49mi	2/2.0	1,200 (+14%)	20mo	$120,000	$100	38
320-27 Flanders Rd #27	0.63mi	2/2.0	924 (-12%)	15mo	$230,000	$249	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: 28.5%
• Equity multiple: 2.19×
• Total profit: $74,887
• Equity at exit: $33,548

10-year hold

• IRR: 35.9%
• Equity multiple: 4.31×
• Total profit: $208,412
• Equity at exit: $19,454

Cash invested: $63,000 (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 11901

• Home prices YoY: -29.5%
• Active inventory: 188
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,931 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $1,749

Break-even live

Break-even rent $1,717

Max offer price $225,000

Occupancy floor 50%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 Riverleigh Ave Unit C8 Riverhead, NY	1.0	1.0	1200	$2,100	$1.75	24d	1	0.17mi
331 E Main St Unit 405 Riverhead, NY	2.0	1.0	777	$4,300	$5.53	44d	1	0.82mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	44d	1	0.82mi
331 E Main St Unit 204 Riverhead, NY	2.0	1.0	867	$3,350	$3.86	44d	1	0.82mi
331 E Main St Riverhead, NY	1.0–2.0	1.0	822	$4,300	$5.23	1d	3	0.82mi
5 Birch Ct Riverhead, NY	3.0	1.0	940	$4,000	$4.26	20d	1	1.27mi

Listing history 16 events

1. 2026-06-18
   days on market $225,000 Active 165 DOM
2. 2026-06-17
   days on market $225,000 Active 164 DOM
3. 2026-06-16
   days on market $225,000 Active 163 DOM
4. 2026-06-15
   days on market $225,000 Active 162 DOM
5. 2026-06-13
   days on market $225,000 Active 160 DOM
6. 2026-06-09
   days on market $225,000 Active 156 DOM
7. 2026-06-08
   days on market $225,000 Active 155 DOM
8. 2026-06-07
   days on market $225,000 Active 154 DOM
9. 2026-06-04
   days on market $225,000 Active 151 DOM
10. 2026-06-03
    days on market $225,000 Active 150 DOM
11. 2026-06-02
    days on market $225,000 Active 149 DOM
12. 2026-06-01
    days on market $225,000 Active 148 DOM
13. 2026-05-31
    days on market $225,000 Active 147 DOM
14. 2026-04-18
    price $225,000 1215-char remark

    Show marketing remark (1215 chars)

    Perfect for those who want to simplify without sacrificing comfort, this fully renovated, move-in ready, 2-bedroom, 2-bath home in Riverwoods offers easy living in an active 55+ community. The spacious living and dining areas feature vinyl flooring and an electric fireplace, with a bright three-season sunroom attached. Spotless kitchen features new cabinetry with butcher block countertops and all-new appliances, including a Samsung stove and microwave, Whirlpool refrigerator, dishwasher, and washer/dryer conveniently located in a pantry closet. The large primary suite boasts new wood-plank flooring, generous closet space, and a completely renovated en-suite bath. Both bathrooms have been renovated from the studs out, including new sheetrock, insulation, plumbing, fixtures, and finishes. Additional features include a carport, storage shed, new roof and vents, HVAC with propane heat, all new interior doors and hardware, and updated lighting throughout. Monthly lot rent of $1,168.95 includes water, trash removal, taxes, road maintenance, and access to the community clubhouse and fitness center. Credit score requirement: 650. Income requirement: monthly income equal to 2.5 times the monthly lot rent.

15. 2026-03-16
    price $235,000 1215-char remark

    Show marketing remark (1215 chars)

    Perfect for those who want to simplify without sacrificing comfort, this fully renovated, move-in ready, 2-bedroom, 2-bath home in Riverwoods offers easy living in an active 55+ community. The spacious living and dining areas feature vinyl flooring and an electric fireplace, with a bright three-season sunroom attached. Spotless kitchen features new cabinetry with butcher block countertops and all-new appliances, including a Samsung stove and microwave, Whirlpool refrigerator, dishwasher, and washer/dryer conveniently located in a pantry closet. The large primary suite boasts new wood-plank flooring, generous closet space, and a completely renovated en-suite bath. Both bathrooms have been renovated from the studs out, including new sheetrock, insulation, plumbing, fixtures, and finishes. Additional features include a carport, storage shed, new roof and vents, HVAC with propane heat, all new interior doors and hardware, and updated lighting throughout. Monthly lot rent of $1,168.95 includes water, trash removal, taxes, road maintenance, and access to the community clubhouse and fitness center. Credit score requirement: 650. Income requirement: monthly income equal to 2.5 times the monthly lot rent.

16. 2026-01-04
    listed $245,000 Active 1215-char remark

    Show marketing remark (1215 chars)

    Perfect for those who want to simplify without sacrificing comfort, this fully renovated, move-in ready, 2-bedroom, 2-bath home in Riverwoods offers easy living in an active 55+ community. The spacious living and dining areas feature vinyl flooring and an electric fireplace, with a bright three-season sunroom attached. Spotless kitchen features new cabinetry with butcher block countertops and all-new appliances, including a Samsung stove and microwave, Whirlpool refrigerator, dishwasher, and washer/dryer conveniently located in a pantry closet. The large primary suite boasts new wood-plank flooring, generous closet space, and a completely renovated en-suite bath. Both bathrooms have been renovated from the studs out, including new sheetrock, insulation, plumbing, fixtures, and finishes. Additional features include a carport, storage shed, new roof and vents, HVAC with propane heat, all new interior doors and hardware, and updated lighting throughout. Monthly lot rent of $1,168.95 includes water, trash removal, taxes, road maintenance, and access to the community clubhouse and fitness center. Credit score requirement: 650. Income requirement: monthly income equal to 2.5 times the monthly lot rent.

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $2,396 · $200/mo
• Expected delta: +$1,406/yr (+$117/mo · 142.1%)

ⓘ 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 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: $47,170
• − Mortgage interest: −$12,603
• − Property taxes: −$990
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,774
• − Management: −$3,774
• − Depreciation: −$6,545
• Taxable income: $18,359
• Est. tax owed @ 24.0%: −$4,406
• After-tax cash flow: $16,584/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

-8.2% since first listed

3 events — show timeline

• 2026-04-18 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-04 Listed $245,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+15.5%/yr

Latest (2022): $990 · +0.0% YoY. Source: county tax records.