370 Boulder St · Ronkonkoma, NY 11779

$525,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 147 Days on market

Built 1958 6,534 sqft lot $521/sqft · 6% above area Est $580k · 9% under ↓ 6% since listing

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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 +11.8/15.0
• Cash flow +9.6/30.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-upper opportunity in Ronkonkoma! This 3-bedroom, 2-bath Cape offers a flexible floor plan with potential for 2 kitchens, providing versatility for a variety of household needs or future reconfiguration. Ideal for investors or a handyman buyer ready to renovate and customize. Utilities are currently off, and the property is being sold as-is. Conveniently located near major roadways, shopping, and local amenities. Buyer to verify all information, uses, permits, and certificates of occupancy.

Key facts

• 6,534 sq ft lot
• Built 1958
• Listed 147 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $462k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $354k (32.5% below list).
• Recommended offer: $354k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% in Ronkonkoma — 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 73/100 on livability (#317 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Connetquot Central School District (suburban): math 67% / reading 63% proficiency, ranked #155 of 590 in NY (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 173 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($112k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 147 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $354,296 (32.5% 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. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 12.3

CMA / ARV

• ARV (median comp): $580,000
• List price: $525,000
• Delta: -9.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Belle Ave	0.10mi	3/1.0	1,008 (0%)	6mo	$532,000	$528	86
416 Fir Grove Rd	0.30mi	3/1.0	1,008 (0%)	4mo	$530,000	$526	78
131 Belle Ave	0.09mi	3/2.0	1,110 (+10%)	2mo	$561,450	$506	77
281 Fir Grove Rd	0.44mi	3/2.0	994 (-1%)	5mo	$580,000	$584	73
374 Port Ave	0.32mi	3/1.0	1,064 (+6%)	3mo	$580,000	$545	69
80 Parkway Blvd	0.48mi	2/1.5 (-1)	1,025 (+2%)	2mo	$552,000	$539	66
72 Parkway Blvd	0.47mi	3/1.0	1,050 (+4%)	10mo	$495,000	$471	59
268 Haven Ave	0.55mi	4/2.0 (+1)	1,056 (+5%)	5mo	$577,000	$546	57
430 Richmond Blvd	0.65mi	2/2.0 (-1)	985 (-2%)	6mo	$470,000	$477	56
236 Wildwood Rd	0.59mi	3/1.0	1,008 (0%)	16mo	$535,000	$531	55
84 Broadway	0.51mi	2/1.0 (-1)	897 (-11%)	6mo	$490,000	$546	44
233 Pawnee St	0.54mi	2/1.0 (-1)	900 (-11%)	10mo	$420,000	$467	40

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.21×
• Total profit: $-115,897
• Equity at exit: $78,279

10-year hold

• IRR: -24.3%
• Equity multiple: -0.10×
• Total profit: $-161,599
• Equity at exit: $45,392

Cash invested: $147,000 (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 11779

• Rents YoY: 0.8%
• Active inventory: 173
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,543 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $-359

Break-even live

Break-even rent $3,998

Max offer price $461,538

Occupancy floor —

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Mohawk St Ronkonkoma, NY	2.0	1.0	820	$3,400	$4.15	1d	1	0.73mi
77 Richmond Blvd Unit 4A Ronkonkoma, NY	2.0	1.0	937	$2,900	$3.09	43d	1	0.92mi
147 Lake Shore Rd Ronkonkoma, NY	1.0–2.0	1.0	940	$3,379	$3.59	1d	10	1.02mi
287 Smithtown Blvd Nesconset, NY	1.0–2.0	1.0–2.0	1097	$3,900	$3.56	1d	1	1.11mi
2129 Julia Goldbach Ave Ronkonkoma, NY	2.0	1.0	800	$2,800	$3.50	1d	1	1.37mi
2 Hawkins Ave Lake Ronkonkoma, NY	3.0	1.0–2.0	959	$4,980	$5.19	1d	129	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $525,000 Active 147 DOM
2. 2026-06-17
   days on market $525,000 Active 146 DOM
3. 2026-06-16
   days on market $525,000 Active 145 DOM
4. 2026-06-15
   days on market $525,000 Active 144 DOM
5. 2026-06-13
   days on market $525,000 Active 142 DOM
6. 2026-06-13
   days on market $525,000 Active 141 DOM
7. 2026-06-09
   days on market $525,000 Active 138 DOM
8. 2026-06-08
   days on market $525,000 Active 137 DOM
9. 2026-06-07
   days on market $525,000 Active 136 DOM
10. 2026-06-04
    days on market $525,000 Active 133 DOM
11. 2026-06-03
    days on market $525,000 Active 132 DOM
12. 2026-06-02
    days on market $525,000 Active 131 DOM
13. 2026-06-01
    days on market $525,000 Active 130 DOM
14. 2026-05-31
    days on market $525,000 Active 129 DOM
15. 2026-04-17
    price $525,000 500-char remark

    Show marketing remark (500 chars)

    Fixer-upper opportunity in Ronkonkoma! This 3-bedroom, 2-bath Cape offers a flexible floor plan with potential for 2 kitchens, providing versatility for a variety of household needs or future reconfiguration. Ideal for investors or a handyman buyer ready to renovate and customize. Utilities are currently off, and the property is being sold as-is. Conveniently located near major roadways, shopping, and local amenities. Buyer to verify all information, uses, permits, and certificates of occupancy.

16. 2026-01-22
    listed $560,000 Active 500-char remark

    Show marketing remark (500 chars)

    Fixer-upper opportunity in Ronkonkoma! This 3-bedroom, 2-bath Cape offers a flexible floor plan with potential for 2 kitchens, providing versatility for a variety of household needs or future reconfiguration. Ideal for investors or a handyman buyer ready to renovate and customize. Utilities are currently off, and the property is being sold as-is. Conveniently located near major roadways, shopping, and local amenities. Buyer to verify all information, uses, permits, and certificates of occupancy.

ⓘ 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: $2,235 · $186/mo
• Projected year-2 tax: $5,554 · $463/mo
• Expected delta: +$3,319/yr (+$277/mo · 148.5%)

ⓘ 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 ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,516
• − Mortgage interest: −$29,408
• − Property taxes: −$2,235
• − Insurance: −$2,625
• − Repairs & maintenance: −$3,401
• − Management: −$3,401
• − Depreciation: −$15,273
• Taxable loss: −$13,828
• Est. tax savings @ 24.0%: +$3,319
• After-tax cash flow: $-992/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: Connetquot Central School District
• NCES district ID: 3608160
• Math proficiency: 67% ▼ -9.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $88,180
• Composite: 58.89/100
• National rank: #970
• State rank: #155 of 590 in NY

Livability — Ronkonkoma

• Score: 73/100
• State rank: #317
• US rank: #5262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ronkonkoma, NY
• County: Suffolk County · 679,920 people
• City population: 38,206
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 38,206
• Household income: $112,180
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 874.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 19% Two or more races 9% Asian 7% Black 5%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 79% English-only · Spanish 10% Other Indo-European 7% Other Asian/Pacific 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: ▼ -569.98%
• Current HPI: 350.0973
• Rent YoY: ▲ 0.79%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

-6.2% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-22 Listed $560,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2017): $2,235 · +0.1% YoY. Source: county tax records.