547 Taylor Ave · North Bellport, NY 11772

$350,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 25 Days on market

Built 1955 7,405 sqft lot

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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).

• Cash flow +13.7/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• Rent growth +3.8/5.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 547 Taylor Avenue in East Patchogue, a truly rare opportunity to create the home of your dreams! This 3-bedroom, 1-bath property is the definition of a blank canvas. Fully gutted from the inside out, All new exterior including Roof, Siding, Windows, Gutters & Driveway. Once you step through the front door, that’s where the magic can begin! Just 2x4s, a solid slab and endless potential waiting for your vision to come to life. Whether you’re an investor, builder, or buyer looking to customize every detail, this is your chance to start fresh and make it completely your own. Even better, enjoy incredibly low taxes of just $3,567.00! Don’t miss this amazing o

Key facts

• Fully gutted
• New exterior
• Endless potential

Tags

• FULLY GUTTED
• NEW EXTERIOR
• ENDLESS POTENTIAL

Property features AI

Exterior

• Parking: Driveway parking for 2 cars; No carport
• Utilities: Electricity connected (PSEG); Water connected; Phone available; Public trash collection; Cesspool sewer
• Home design: Single-family residence; One story; Under construction
• Construction: Vinyl siding; Block foundation
• Exterior features: Mailbox; Rain gutters; Level lot

Interior

• Kitchen: Eat-in kitchen; No appliances listed
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Double-pane windows; Crawl attic; Crawl space (no basement); 7 total rooms; Laundry room
• Laundry & utility: Laundry room

🏗️ New construction. The $350,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $436,947.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $30 ($358/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $345k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: Frank P Long Intermediate School (math 10% / reading 50%, grade F, #1,702 of 2,108 statewide, top 82%, 576 students, 58% 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).
• Market conditions: Rents rising fast (+5.1%/yr); 218 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 40% of the median local income ($105k/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 $3k of loan paydown is wiped out by about $13k 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 25 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $300k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $344,750 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $436,947
• List price: $350,000
• Delta: -8.46%
• 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
506 Scherger Ave	0.12mi	4/1.0 (+1)	908 (+2%)	4mo	$455,000	$501	82
623 Meade Ave	0.13mi	3/1.0	850 (-4%)	9mo	$355,000	$418	80
656 Scherger Ave	0.21mi	3/1.0	828 (-7%)	6mo	$463,500	$560	74
608 Amsterdam Ave	0.35mi	3/1.0	916 (+3%)	6mo	$525,000	$573	73
717 Doane Ave	0.53mi	3/1.0	896 (+1%)	1mo	$444,000	$496	73
743 Hoffman Ave	0.52mi	3/1.0	896 (+1%)	1mo	$240,000	$268	73
603 Doane Ave	0.46mi	3/1.0	836 (-6%)	2mo	$410,000	$490	67
803 Meade Ave	0.40mi	3/1.0	792 (-11%)	3mo	$440,000	$556	61
609 Michigan Ave	0.57mi	3/1.0	968 (+9%)	7mo	$419,000	$433	53
833 Doane Ave	0.65mi	3/1.0	950 (+7%)	9mo	$415,000	$437	50
917 Provost Ave	0.59mi	3/1.0	800 (-10%)	8mo	$350,000	$438	49
322 N Dunton Ave	0.69mi	4/2.5 (+1)	866 (-2%)	5mo	$510,000	$589	49

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 · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-61,483
• Equity at exit: $65,150

10-year hold

• IRR: -2.1%
• Equity multiple: 0.84×
• Total profit: $-19,306
• Equity at exit: $37,779

Cash invested: $122,345 (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 11772

• Rents YoY: 5.1%
• Active inventory: 218
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,538 high
• Mortgage (P&I): −$2,291
• Tax from tax record: −$292 /mo · $3,504/yr
• Insurance: −$182
• HOA: −$0
• Vacancy / Maint / Mgmt: −$743
• Net cashflow: $30

Break-even live

Break-even rent $3,501

Max offer price $436,947

Occupancy floor 94%

Sensitivity live

Price	-10% $277	-5% $154	+0% $30	+5% $-94	+10% $-217
Rent	-10% $-250	-5% $-110	+0% $30	+5% $170	+10% $309
Rate	-1.0pp $250	-0.5pp $141	base $30	+0.5pp $-83	+1.0pp $-199

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: $109,237
• Closing costs: $13,108
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Provost Ave Bellport, NY	4.0	1.0	1100	$4,000	$3.64	44d	1	0.23mi
640 Post Ave Bellport, NY	3.0	1.0	1024	$3,400	$3.32	0d	1	0.57mi
655 Post Ave Bellport, NY	3.0	1.0	1008	$3,350	$3.32	11d	1	0.61mi
849 Walker Ave Bellport, NY	3.0	1.0	884	$3,500	$3.96	5d	1	0.84mi
47 Station Rd Bellport, NY	2.0	1.0	1104	$3,500	$3.17	44d	1	1.33mi
200 La Bonne Vie Dr East Patchogue, NY	1.0–2.0	1.0	930	$3,100	$3.33	0d	14	1.34mi
1000 Sutton CT E Patchogue, NY	2.0	2.0	1084	$3,375	$3.11	0d	6	1.38mi
9 Pondview Dr East Patchogue, NY	1.0–2.0	1.0	864	$3,026	$3.50	0d	18	1.40mi
300 La Bonne Vie Dr East Patchogue, NY	1.0–2.0	1.0	710	$2,495	$3.51	0d	1	1.45mi

Listing history 17 events

1. 2026-06-21
   days on market $350,000 Active 25 DOM
2. 2026-06-18
   days on market $350,000 Active 22 DOM
3. 2026-06-17
   days on market $350,000 Active 21 DOM
4. 2026-06-16
   days on market $350,000 Active 20 DOM
5. 2026-06-15
   days on market $350,000 Active 19 DOM
6. 2026-06-13
   days on market $350,000 Active 17 DOM
7. 2026-06-13
   days on market $350,000 Active 16 DOM
8. 2026-06-09
   days on market $350,000 Active 13 DOM
9. 2026-06-08
   days on market $350,000 Active 12 DOM
10. 2026-06-07
    days on market $350,000 Active 11 DOM
11. 2026-06-04
    days on market $350,000 Active 8 DOM
12. 2026-06-03
    days on market $350,000 Active 7 DOM
13. 2026-06-02
    days on market $350,000 Active 6 DOM
14. 2026-06-01
    days on market $350,000 Active 5 DOM
15. 2026-05-31
    days on market $350,000 Active 4 DOM
16. 2026-03-02
    listed $400,000 Active
17. 2025-07-25
    soldstatus $300,000

ⓘ 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: $3,504 · $292/mo
• Projected year-2 tax: $4,710 · $392/mo
• Expected delta: +$1,205/yr (+$100/mo · 34.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $42,461
• − Mortgage interest: −$24,476
• − Property taxes: −$3,504
• − Insurance: −$2,185
• − Repairs & maintenance: −$3,397
• − Management: −$3,397
• − Depreciation: −$12,711
• Taxable loss: −$7,209
• Est. tax savings @ 24.0%: +$1,730
• After-tax cash flow: $2,089/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: 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
• County: Suffolk County · 679,920 people
• City population: 9,236
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 45,023
• Household income: $105,245
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1595.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -578.02%
• Current HPI: 375.1174
• Rent YoY: ▲ 5.07%
• 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

+16.7% since first listed

3 events — show timeline

• 2026-05-26 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Listed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-25 Sold (Public Records) $300,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,504 · +0.0% YoY. Source: county tax records.