None · Sayville, NY 11782

$225,000

3 bd · 2.0 ba · 2,820 sqft · Other public records · 36 Days on market

Built 1955 0.45 ac lot

---

Why this score? — see what drove the B 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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting Ranch-style home located in the heart of Sayville, NY. This 3-bedroom, 2-bathroom residence offers functional layout. Step inside to find a cozy living room, perfect for relaxing after a long day, and a separate family room that provides additional space for gatherings or leisure. The unfinished basement offers potential for customization to suit your needs, whether it's extra storage, a workshop, or recreational space. Additionally, the property includes a detached 2-car garage with ample storage, perfect for your vehicles and more. **Please note that the garage is sold as-is, with no Certificate of Occupancy (CO), and obtaining a CO will be the buyer's responsibility.** Conveniently located in the charming town of Sayville, this home is close to schools, parks, shopping, and dining options, offering both suburban tranquility and easy access to amenities. Don't miss the opportunity to make this beautiful house your new home!, Additional information: Appearance:Poor

Key facts

• 0.45 acre lot
• Built 1955
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/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: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.4% in Sayville — 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 78/100 on livability (#170 in NY, #2,646 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities 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.
• Zoned schools: Oakdale-Bohemia Middle School (math 62% / reading 67%, grade A-, #121 of 729 statewide, top 17%, 634 students, 22% FRL); Connetquot High School (math 96% / reading 72%, grade A, #404 of 1,100 statewide, top 37%, 1,757 students, 27% FRL).
• Market conditions: 83 active listings in the ZIP; 2 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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $285k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.58% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $10,578
• Equity at exit: $33,548

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $70,803
• 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 11782

• Active inventory: 83
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,545 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$794 /mo · $9,525/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $733

Break-even live

Break-even rent $2,617

Max offer price $225,000

Occupancy floor 74%

Sensitivity live

Price	-10% $860	-5% $796	+0% $733	+5% $669	+10% $605
Rent	-10% $453	-5% $593	+0% $733	+5% $873	+10% $1,013
Rate	-1.0pp $846	-0.5pp $790	base $733	+0.5pp $674	+1.0pp $615

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Lakeland Ave Sayville, NY	1.0–2.0	1.0–1.5	3005	$3,110	$1.03	1d	1	0.91mi
217 Greeley Ave Islip, NY	4.0	2.5	2200	$4,250	$1.93	10d	1	1.23mi

Listing history 6 events

1. 2025-04-17
   soldstatus $480,000 Closed 1006-char remark

   Show marketing remark (1006 chars)

   Welcome to this inviting Ranch-style home located in the heart of Sayville, NY. This 3-bedroom, 2-bathroom residence offers functional layout. Step inside to find a cozy living room, perfect for relaxing after a long day, and a separate family room that provides additional space for gatherings or leisure. The unfinished basement offers potential for customization to suit your needs, whether it's extra storage, a workshop, or recreational space. Additionally, the property includes a detached 2-car garage with ample storage, perfect for your vehicles and more. **Please note that the garage is sold as-is, with no Certificate of Occupancy (CO), and obtaining a CO will be the buyer's responsibility.** Conveniently located in the charming town of Sayville, this home is close to schools, parks, shopping, and dining options, offering both suburban tranquility and easy access to amenities. Don't miss the opportunity to make this beautiful house your new home!, Additional information: Appearance:Poor

2. 2024-11-21
   status Pending 1006-char remark

   Show marketing remark (1006 chars)

   Welcome to this inviting Ranch-style home located in the heart of Sayville, NY. This 3-bedroom, 2-bathroom residence offers functional layout. Step inside to find a cozy living room, perfect for relaxing after a long day, and a separate family room that provides additional space for gatherings or leisure. The unfinished basement offers potential for customization to suit your needs, whether it's extra storage, a workshop, or recreational space. Additionally, the property includes a detached 2-car garage with ample storage, perfect for your vehicles and more. **Please note that the garage is sold as-is, with no Certificate of Occupancy (CO), and obtaining a CO will be the buyer's responsibility.** Conveniently located in the charming town of Sayville, this home is close to schools, parks, shopping, and dining options, offering both suburban tranquility and easy access to amenities. Don't miss the opportunity to make this beautiful house your new home!, Additional information: Appearance:Poor

3. 2024-10-24
   price $499,900 1006-char remark

   Show marketing remark (1006 chars)

   Welcome to this inviting Ranch-style home located in the heart of Sayville, NY. This 3-bedroom, 2-bathroom residence offers functional layout. Step inside to find a cozy living room, perfect for relaxing after a long day, and a separate family room that provides additional space for gatherings or leisure. The unfinished basement offers potential for customization to suit your needs, whether it's extra storage, a workshop, or recreational space. Additionally, the property includes a detached 2-car garage with ample storage, perfect for your vehicles and more. **Please note that the garage is sold as-is, with no Certificate of Occupancy (CO), and obtaining a CO will be the buyer's responsibility.** Conveniently located in the charming town of Sayville, this home is close to schools, parks, shopping, and dining options, offering both suburban tranquility and easy access to amenities. Don't miss the opportunity to make this beautiful house your new home!, Additional information: Appearance:Poor

4. 2024-10-01
   listed $509,900 Active 1006-char remark

   Show marketing remark (1006 chars)

   Welcome to this inviting Ranch-style home located in the heart of Sayville, NY. This 3-bedroom, 2-bathroom residence offers functional layout. Step inside to find a cozy living room, perfect for relaxing after a long day, and a separate family room that provides additional space for gatherings or leisure. The unfinished basement offers potential for customization to suit your needs, whether it's extra storage, a workshop, or recreational space. Additionally, the property includes a detached 2-car garage with ample storage, perfect for your vehicles and more. **Please note that the garage is sold as-is, with no Certificate of Occupancy (CO), and obtaining a CO will be the buyer's responsibility.** Conveniently located in the charming town of Sayville, this home is close to schools, parks, shopping, and dining options, offering both suburban tranquility and easy access to amenities. Don't miss the opportunity to make this beautiful house your new home!, Additional information: Appearance:Poor

5. 2023-06-24
   status Pending
6. 2023-05-19
   listed $225,000 Active

ⓘ 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: $9,525 · $794/mo
• Projected year-2 tax: $9,525 · $794/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥93°F today · 16 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: $42,534
• − Mortgage interest: −$12,603
• − Property taxes: −$9,525
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,403
• − Management: −$3,403
• − Depreciation: −$6,545
• Taxable income: $5,930
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $7,370/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 — Sayville

• Score: 78/100
• State rank: #170
• US rank: #2646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sayville, NY
• City population: 14,537
• Population (ZIP): 14,537

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Portuguese 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -847.41%
• Current HPI: 313.811
• 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

+113.3% since first listed

6 events — show timeline

• 2025-04-17 Sold (MLS) $480,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-10-24 Price Changed $499,900 OneKey® MLS as Distributed by MLS Grid
• 2024-10-01 Listed $509,900 OneKey® MLS as Distributed by MLS Grid
• 2023-06-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-19 Listed $225,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-0.4%/yr

Latest (2021): $9,525 · +0.0% YoY. Source: county tax records.