76 Huntington Dr · Mastic Beach, NY 11951

$449,999

3 bd · 2.0 ba · 1,198 sqft · SingleFamily public records · 25 Days on market

Built 1936 7,841 sqft lot $376/sqft · at area comps Est $442k · at est.

---

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 +12.4/30.0
• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• Schools +4.7/10.0
• DSCR +3.7/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Is A Fanniemae Homepath Property. Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

Key facts

• Custom cabinetry
• Large center island
• Updated kitchen

Tags

• UPDATED KITCHEN
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASH
• LARGE CENTER ISLAND
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Driveway; 1-car garage; No carport
• Utilities: Electricity connected (PSEG); Water connected; Cesspool sewer
• Home design: Single family residence; One level; Full attic
• Construction: Frame construction; Crawl space basement
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Central air; Ductless cooling
• Interior features: First-floor bedroom and full bath; Eat-in kitchen; Entrance foyer; Formal dining room; Open floorplan with open kitchen; Primary bathroom; Storage; Washer/dryer hookup
• Laundry & utility: Washer and dryer included (washer, dryer); Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-534 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $356k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $360k (20.1% below list).
• Recommended offer: $356k (21.0% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.7% in Mastic Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#936 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D, amenities F, commute F.
• William Floyd Union Free School District (suburban): math 48% / reading 57% proficiency, ranked #309 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John S Hobart Elementary School (math 48% / reading 42%, grade D-, #1,274 of 2,108 statewide, top 61%, 798 students, 58% FRL); William Paca Middle School (math 31% / reading 37%, grade F, #497 of 729 statewide, top 69%, 1,009 students, 59% FRL); William Floyd High School (math 65% / reading 87%, grade A-, #616 of 1,100 statewide, top 57%, 3,013 students, 54% FRL).
• Market conditions: 135 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $30k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $450k implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $355,669 (21.0% 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. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.80% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (median comp): $442,315
• List price: $449,999
• Delta: 1.74%
• 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
17 Bellport Rd	0.14mi	3/1.0	1,224 (+2%)	4mo	$465,000	$380	82
8 Astoria Rd	0.15mi	3/1.0	1,116 (-7%)	5mo	$434,600	$389	73
31 Stanley Dr	0.41mi	3/1.0	1,092 (-9%)	1mo	$460,000	$421	61
77 Diana Dr	0.42mi	3/1.0	1,100 (-8%)	4mo	$400,000	$364	59
62 Moriches Dr	0.38mi	2/1.0 (-1)	1,095 (-9%)	1mo	$360,000	$329	58
231 Elm Rd W	0.60mi	3/1.0	1,100 (-8%)	2mo	$477,000	$434	53
20 Bogota Rd	0.55mi	3/1.0	1,088 (-9%)	3mo	$460,000	$423	52
184 Bayview Dr	0.63mi	3/2.0	1,302 (+9%)	5mo	$280,000	$215	52
2 Lafayette Dr	0.55mi	3/1.5	1,334 (+11%)	2mo	$400,000	$300	51
344 Elm Rd W	0.52mi	4/1.0 (+1)	1,092 (-9%)	1mo	$415,000	$380	51
193 Laurelton Dr	0.51mi	3/2.0	1,349 (+13%)	5mo	$465,000	$345	51
40 Fairview Dr	0.50mi	3/1.0	1,050 (-12%)	2mo	$400,000	$381	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $211,290
• Equity at exit: $405,395

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $649,392
• Equity at exit: $874,249

Cash invested: $126,000 (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 11951

• Home prices YoY: 4.3%
• Active inventory: 135
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,598 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$368 /mo · $4,420/yr
• Insurance: −$187
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $-534

Break-even live

Break-even rent $4,273

Max offer price $355,669

Occupancy floor —

Sensitivity live

Price	-10% $-279	-5% $-407	+0% $-534	+5% $-661	+10% $-789
Rent	-10% $-818	-5% $-676	+0% $-534	+5% $-392	+10% $-250
Rate	-1.0pp $-307	-0.5pp $-420	base $-534	+0.5pp $-651	+1.0pp $-769

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Hackensack Rd Mastic Beach, NY	3.0	1.0	792	$3,150	$3.98	18d	1	0.54mi
6 Fairview Dr Shirley, NY	4.0	2.0	1302	$4,299	$3.30	4d	1	0.62mi
67 Saint George Dr Shirley, NY	2.0	1.0	714	$2,750	$3.85	46d	1	1.00mi

Listing history 16 events

1. 2026-05-11
   price $449,999 1346-char remark
2. 2026-04-24
   listed $479,999 Active 1346-char remark
3. 2015-03-24
   historical 192-char remark

   Show marketing remark (191 chars)

   This Is A Fanniemae Homepath Property.Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

4. 2015-03-24
   soldstatus $95,000 Closed 192-char remark

   Show marketing remark (191 chars)

   This Is A Fanniemae Homepath Property.Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

5. 2015-03-24
   soldstatus $95,000

   Show marketing remark (191 chars)

   This Is A Fanniemae Homepath Property.Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

6. 2015-03-16
   status Under Contract 192-char remark

   Show marketing remark (192 chars)

   This Is A Fanniemae Homepath Property. Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

7. 2015-03-02
   status Back On Market 192-char remark

   Show marketing remark (192 chars)

   This Is A Fanniemae Homepath Property. Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

8. 2014-10-29
   status Under Contract 192-char remark

   Show marketing remark (192 chars)

   This Is A Fanniemae Homepath Property. Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

9. 2014-09-19
   status Back On Market 192-char remark

   Show marketing remark (192 chars)

   This Is A Fanniemae Homepath Property. Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

10. 2014-09-03
    status Under Contract 192-char remark

    Show marketing remark (192 chars)

    This Is A Fanniemae Homepath Property. Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

11. 2014-08-14
    listed $94,900 New 192-char remark

    Show marketing remark (191 chars)

    This Is A Fanniemae Homepath Property.Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

12. 2014-08-14
    listed $94,900

    Show marketing remark (191 chars)

    This Is A Fanniemae Homepath Property.Sprawling 4 Bedroom Ranch, 2 Full Baths, Fdr, Lr, Den, Kit, Attached Garage On Slab. Large Level Back With Shed. Short Walk To Great South Bay And Beach.

13. 2014-05-27
    historical
14. 2014-02-09
    listed $69,900
15. 2005-07-08
    soldstatus $173,000
16. 1987-05-28
    soldstatus $35,000

ⓘ 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: $4,420 · $368/mo
• Projected year-2 tax: $6,012 · $501/mo
• Expected delta: +$1,593/yr (+$133/mo · 36.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,171
• − Mortgage interest: −$25,207
• − Property taxes: −$4,420
• − Insurance: −$7,775
• − Repairs & maintenance: −$3,454
• − Management: −$3,454
• − Depreciation: −$13,091
• Taxable loss: −$14,229
• Est. tax savings @ 24.0%: +$3,415
• After-tax cash flow: $-2,993/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: William Floyd Union Free School District
• NCES district ID: 3618690
• Math proficiency: 48% ▲ 3.00%
• Reading proficiency: 57% ▲ 11.00%
• Median HH income: $70,564
• Composite: 46.79/100
• National rank: #2383
• State rank: #309 of 590 in NY

Livability — Mastic Beach

• Score: 61/100
• State rank: #936
• US rank: #18216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mastic Beach, NY
• City population: 15,830
• Population (ZIP): 15,830

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 3% Chinese 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: ▲ 34.46%
• Current HPI: 829.86
• 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

+1185.7% since first listed

17 events — show timeline

• 2026-05-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $449,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $479,999 OneKey® MLS as Distributed by MLS Grid
• 2015-03-24 Delisted — MLSLI
• 2015-03-24 Sold (MLS) $95,000 OneKey® MLS as Distributed by MLS Grid
• 2015-03-24 Sold (MLS) $95,000 MLSLI
• 2015-03-16 Pending — MLSLI
• 2015-03-02 Relisted — MLSLI
• 2014-10-29 Pending — MLSLI
• 2014-09-19 Relisted — MLSLI
• 2014-09-03 Pending — MLSLI
• 2014-08-14 Listed $94,900 MLSLI
• 2014-08-14 Listed $94,900 OneKey® MLS as Distributed by MLS Grid
• 2014-05-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-02-09 Listed $69,900 OneKey® MLS as Distributed by MLS Grid
• 2005-07-08 Sold (Public Records) $173,000 Public Records
• 1987-05-28 Sold (Public Records) $35,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,420 · +0.0% YoY. Source: county tax records.