525 Riverleigh Ave Unit P3 · Riverside, NY 11901

$155,000

2 bd · 1.0 ba · 864 sqft · Manufactured public records · 68 Days on market

Built 1980 $179/sqft · 18% above area Est $131k · 18% over ↓ 3% 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

Welcome to easy living in the desirable Riverwoods 55+ community! This well-maintained double-wide mobile home features 2 bedrooms and 1 full bath, each bedroom offering walk-in closets for great storage. Enjoy a brand-new kitchen, new flooring throughout, and new carpeting in the bedrooms, giving the home a fresh, move-in-ready feel. A bright sunroom provides additional living space, perfect for relaxing or enjoying your morning coffee. The home also includes a washer and dryer for added convenience. Outside, you’ll find a private deck and two dedicated parking spaces. Ideally located directly across from the clubhouse and additional guest parking, this home offers both comfort and convenience within the community.

Key facts

• Private deck
• Washer and dryer
• Brand-new kitchen

Tags

• BRAND-NEW KITCHEN
• BRIGHT SUNROOM
• PRIVATE DECK
• DEDICATED PARKING SPACES
• WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $146k (6.0% 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); 83% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($146k) 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.15% ✓
• Cap rate: 18.40%
• Cash-on-cash: 43.26%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $131,166
• List price: $155,000
• Delta: 18.17%
• 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	0.13mi	2/1.0	864 (0%)	6mo	$149,999	$174	89
525 #17 Riverleigh Ave	0.10mi	2/1.0	900 (+4%)	12mo	$116,000	$129	78
525-220 Riverleigh Ave	0.12mi	2/1.0	800 (-7%)	14mo	$96,999	$121	71
525 Riverleigh Ave Unit C22	0.13mi	2/1.5	784 (-9%)	9mo	$125,000	$159	69
525 Riverleigh Ave Unit AA2	0.13mi	2/1.0	790 (-9%)	16mo	$118,000	$149	66
525-M5 Riverleigh Ave Unit M5	0.13mi	2/1.0	784 (-9%)	19mo	$150,000	$191	62
525-D6 Riverleigh Ave Unit D6	0.13mi	2/1.5	784 (-9%)	24mo	$105,000	$134	57
525-170 Riverleigh Ave #170	0.25mi	2/1.5	792 (-8%)	21mo	$67,000	$85	55
320-27 Flanders Rd #27	0.42mi	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: 40.1%
• Equity multiple: 2.72×
• Total profit: $74,571
• Equity at exit: $23,111

10-year hold

• IRR: 46.4%
• Equity multiple: 5.46×
• Total profit: $193,439
• Equity at exit: $13,402

Cash invested: $43,400 (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: 3.9×

Monthly cashflow live

• Estimated rent: $3,336 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $1,564

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 48%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	43d	1	0.61mi
221 E Main St Unit 502 Riverhead, NY	1.0	1.0	624	$1,794	$2.88	43d	1	0.61mi
331 E Main St Unit 405 Riverhead, NY	2.0	1.0	777	$4,300	$5.53	43d	1	0.64mi
331 E Main St Unit 404 Riverhead, NY	1.0	1.0	712	$3,750	$5.27	43d	1	0.64mi
331 E Main St Unit 204 Riverhead, NY	2.0	1.0	867	$3,350	$3.86	43d	1	0.64mi
331 E Main St Riverhead, NY	1.0–2.0	1.0	822	$4,300	$5.23	1d	3	0.64mi

Listing history 8 events

1. 2026-06-18
   days on market $155,000 Active 68 DOM
2. 2026-06-17
   days on market $155,000 Active 67 DOM
3. 2026-06-16
   days on market $155,000 Active 66 DOM
4. 2026-06-15
   days on market $155,000 Active 65 DOM
5. 2026-06-13
   statusdays on market $155,000 Active 63 DOM
6. 2026-05-09
   status Pending 733-char remark

   Show marketing remark (733 chars)

   Welcome to easy living in the desirable Riverwoods 55+ community! This well-maintained double-wide mobile home features 2 bedrooms and 1 full bath, each bedroom offering walk-in closets for great storage. Enjoy a brand-new kitchen, new flooring throughout, and new carpeting in the bedrooms, giving the home a fresh, move-in-ready feel. A bright sunroom provides additional living space, perfect for relaxing or enjoying your morning coffee. The home also includes a washer and dryer for added convenience. Outside, you’ll find a private deck and two dedicated parking spaces. Ideally located directly across from the clubhouse and additional guest parking, this home offers both comfort and convenience within the community.

7. 2026-04-21
   price $155,000 733-char remark

   Show marketing remark (733 chars)

   Welcome to easy living in the desirable Riverwoods 55+ community! This well-maintained double-wide mobile home features 2 bedrooms and 1 full bath, each bedroom offering walk-in closets for great storage. Enjoy a brand-new kitchen, new flooring throughout, and new carpeting in the bedrooms, giving the home a fresh, move-in-ready feel. A bright sunroom provides additional living space, perfect for relaxing or enjoying your morning coffee. The home also includes a washer and dryer for added convenience. Outside, you’ll find a private deck and two dedicated parking spaces. Ideally located directly across from the clubhouse and additional guest parking, this home offers both comfort and convenience within the community.

8. 2026-03-10
   listed $160,000 Active 733-char remark

   Show marketing remark (733 chars)

   Welcome to easy living in the desirable Riverwoods 55+ community! This well-maintained double-wide mobile home features 2 bedrooms and 1 full bath, each bedroom offering walk-in closets for great storage. Enjoy a brand-new kitchen, new flooring throughout, and new carpeting in the bedrooms, giving the home a fresh, move-in-ready feel. A bright sunroom provides additional living space, perfect for relaxing or enjoying your morning coffee. The home also includes a washer and dryer for added convenience. Outside, you’ll find a private deck and two dedicated parking spaces. Ideally located directly across from the clubhouse and additional guest parking, this home offers both comfort and convenience within the community.

ⓘ 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: $40,034
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$3,203
• − Management: −$3,203
• − Depreciation: −$4,509
• Taxable income: $17,337
• Est. tax owed @ 24.0%: −$4,161
• After-tax cash flow: $14,612/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

-3.1% since first listed

3 events — show timeline

• 2026-05-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $155,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Listed $160,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2022): $228 · +0.0% YoY. Source: county tax records.