5 Abbington Pl · Eatons Neck, NY 11768

$999,990

4 bd · 2.5 ba · 1,770 sqft · SingleFamily public records · 16 Days on market

Built 2022 0.25 ac lot Est $1081k · 8% under

---

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 +26.3/30.0
• ARV discount +10.9/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Schools +6.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction Energy Efficient Colonial, features 4 Bedrooms, 2 1/2 Baths, Eat in Kitchen with Quartz Counter tops, Energy efficient Stainless-Steel Appliances, Gas Cooking, 1/2 Bath, Laundry on the first floor. Beautiful Primary Suite w/walk-in closet. Silverline Energy Efficient Windows. Enjoy the waterfront community of Eaton's Neck known for its pristine beaches, sailing, boating, kayaking, fishing. Homeowners Beach Association minimal dues., Additional information: Appearance:Diamond,Interior Features:Lr/Dr

Key facts

• Chef's kitchen
• 0.25 acre lot
• Garage

Tags

• CHEF'S KITCHEN
• CERTIFIED GREEN BUILD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $1000k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1000k).
• Recommended offer: $985k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#910 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Northport-East Northport Union Free School District (suburban): math 74% / reading 65% proficiency, ranked #101 of 590 in NY (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Norwood Avenue School (math 77% / reading 72%, grade A, #314 of 2,108 statewide, top 17%, 434 students, 15% FRL); Northport Middle School (math 57% / reading 62%, grade B, #161 of 729 statewide, top 24%, 700 students, 13% FRL); Northport Senior High School (math 97% / reading 62%, grade A-, #518 of 1,100 statewide, top 51%, 1,645 students, 18% FRL).
• Market conditions: 141 active listings in the ZIP; 1 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 $7k of loan paydown is wiped out by about $30k 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 $280k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($985k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 $750k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $984,990 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $1,081,470
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Abbington Pl	0.00mi	4/2.5	1,800 (+2%)	1mo	$1,100,000	$611	97
90 Eatons Neck Rd	0.27mi	4/2.0	1,900 (+7%)	19mo	$723,000	$381	57

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,907
• Equity at exit: $149,102

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $213,270
• Equity at exit: $86,461

Cash invested: $279,997 (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 11768

• Active inventory: 141
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $12,000 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$1,248 /mo · $14,976/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,520
• Net cashflow: $2,571

Break-even live

Break-even rent $8,745

Max offer price $999,990

Occupancy floor 74%

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: $249,998
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Old Winkle Point Rd Northport, NY	3.0	3.5	2000	$12,000	$6.00	1d	1	0.86mi

Listing history 8 events

1. 2026-02-19
   status Pending
2. 2026-01-23
   listed $999,990 Active
3. 2022-08-05
   soldstatus $750,000 Closed 520-char remark

   Show marketing remark (520 chars)

   New Construction Energy Efficient Colonial, features 4 Bedrooms, 2 1/2 Baths, Eat in Kitchen with Quartz Counter tops, Energy efficient Stainless-Steel Appliances, Gas Cooking, 1/2 Bath, Laundry on the first floor. Beautiful Primary Suite w/walk-in closet. Silverline Energy Efficient Windows. Enjoy the waterfront community of Eaton's Neck known for its pristine beaches, sailing, boating, kayaking, fishing. Homeowners Beach Association minimal dues., Additional information: Appearance:Diamond,Interior Features:Lr/Dr

4. 2022-06-27
   status Pending 520-char remark

   Show marketing remark (520 chars)

   New Construction Energy Efficient Colonial, features 4 Bedrooms, 2 1/2 Baths, Eat in Kitchen with Quartz Counter tops, Energy efficient Stainless-Steel Appliances, Gas Cooking, 1/2 Bath, Laundry on the first floor. Beautiful Primary Suite w/walk-in closet. Silverline Energy Efficient Windows. Enjoy the waterfront community of Eaton's Neck known for its pristine beaches, sailing, boating, kayaking, fishing. Homeowners Beach Association minimal dues., Additional information: Appearance:Diamond,Interior Features:Lr/Dr

5. 2022-06-07
   price $759,990 520-char remark

   Show marketing remark (520 chars)

   New Construction Energy Efficient Colonial, features 4 Bedrooms, 2 1/2 Baths, Eat in Kitchen with Quartz Counter tops, Energy efficient Stainless-Steel Appliances, Gas Cooking, 1/2 Bath, Laundry on the first floor. Beautiful Primary Suite w/walk-in closet. Silverline Energy Efficient Windows. Enjoy the waterfront community of Eaton's Neck known for its pristine beaches, sailing, boating, kayaking, fishing. Homeowners Beach Association minimal dues., Additional information: Appearance:Diamond,Interior Features:Lr/Dr

6. 2022-05-22
   listed $799,990 Active 520-char remark

   Show marketing remark (520 chars)

   New Construction Energy Efficient Colonial, features 4 Bedrooms, 2 1/2 Baths, Eat in Kitchen with Quartz Counter tops, Energy efficient Stainless-Steel Appliances, Gas Cooking, 1/2 Bath, Laundry on the first floor. Beautiful Primary Suite w/walk-in closet. Silverline Energy Efficient Windows. Enjoy the waterfront community of Eaton's Neck known for its pristine beaches, sailing, boating, kayaking, fishing. Homeowners Beach Association minimal dues., Additional information: Appearance:Diamond,Interior Features:Lr/Dr

7. 2021-11-01
   soldstatus $215,000
8. 2018-11-28
   soldstatus $130,000

ⓘ 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: $14,976 · $1,248/mo
• Projected year-2 tax: $15,938 · $1,328/mo
• Expected delta: +$962/yr (+$80/mo · 6.4%)

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

Taxation est. · year 1

• Rental income: $144,000
• − Mortgage interest: −$56,015
• − Property taxes: −$14,976
• − Insurance: −$5,000
• − Repairs & maintenance: −$11,520
• − Management: −$11,520
• − Depreciation: −$29,091
• Taxable income: $15,879
• Est. tax owed @ 24.0%: −$3,811
• After-tax cash flow: $27,045/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: Northport-East Northport Union Free School District
• NCES district ID: 3621270
• Math proficiency: 74% ▼ -7.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $104,656
• Composite: 64.22/100
• National rank: #563
• State rank: #101 of 590 in NY

Livability — Eatons Neck

• Score: 61/100
• State rank: #910
• US rank: #17801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eatons Neck, NY
• Population (ZIP): 21,908

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 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Italian 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -703.89%
• Current HPI: 246.4282
• 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

+669.2% since first listed

8 events — show timeline

• 2026-02-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-23 Listed $999,990 OneKey® MLS as Distributed by MLS Grid
• 2022-08-05 Sold (MLS) $750,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-06-07 Price Changed $759,990 OneKey® MLS as Distributed by MLS Grid
• 2022-05-22 Listed $799,990 OneKey® MLS as Distributed by MLS Grid
• 2021-11-01 Sold (Public Records) $215,000 Public Records
• 2018-11-28 Sold (Public Records) $130,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $14,976 · +0.0% YoY. Source: county tax records.