116 Golden Spruce Dr · Calverton, NY 11933

$774,900

2 bd · 2.0 ba · 1,736 sqft · Condo public records · 8 Days on market

Built 2004 $590/mo HOA · 8% of rent

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +5.2/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming home located in a 55+ gated community, ideally situated on a quiet, tree-lined street. This beautifully maintained residence features updated kitchen and bathrooms, also featuring two spacious primary en-suites for added comfort for privacy and guests. Also a newly finished bedroom/den with an extended bonus room offers flexible living space to fit your needs. Plus custom crown moldings throughout, new smoke detectors, alarm system connected to central system, and a heated garage. Enjoy professionally landscaped grounds with newer paver walkway and patio, perfect for relaxing and entertaining. Clubhouse includes, card room, billiards kitchen, fitness room, pickleball, tennis, bocc

Key facts

• Extended bonus room
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• TWO SPACIOUS PRIMARY EN-SUITES
• NEWLY FINISHED BEDROOM
• EXTENDED BONUS ROOM
• CUSTOM CROWN MOLDINGS

Property features AI

Finance

• Other: Living area reported from plans (approx. 2,200 total building area ~2,158); Located in a senior community
• HOA & community: Has association; Monthly association fee of $590; Association covers common area and exterior maintenance, grounds care, pool service, and snow removal; Community amenities include clubhouse, fitness center, pool, tennis courts, landscaping, maintenance, and trash service

Exterior

• Parking: Driveway; 2-car garage
• Security: Gated community
• Utilities: PSEG electric; Natural gas connected; Water connected; Cable connected; Shared septic
• Home design: Single family residence; Two levels
• Construction: Frame construction with vinyl siding
• Exterior features: Patio; Porch; Community pool; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Granite counters; Eat-in kitchen
• Bedrooms: First-floor bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Wood-burning fireplace (1)
• Interior features: First-floor bedroom and full bath; Crown molding; Eat-in kitchen; Formal dining room; Granite counters; Primary bathroom; Master suite on main level; Recessed lighting; Walk-in closet(s); Finished attic; Home office
• Laundry & utility: Laundry room; Washer; Dryer; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $775k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $750k (3.2% below list).
• Recommended offer: $750k (3.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,053 in NY) — a working-class tenant base; expect higher turnover. Watch: crime C-, employment D, amenities F.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riley Avenue School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 461 students, 34% FRL); Riverhead Middle School (math 18% / reading 35%, grade F, #594 of 729 statewide, top 81%, 827 students, 57% FRL); Riverhead Senior High School (math 80% / reading 86%, grade A, #440 of 1,100 statewide, top 40%, 2,001 students, 52% FRL).
• Market conditions: 84 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

• In year one you build about $31k of equity ($5k loan paydown + $25k appreciation (3.3% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $217k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $430k; list at $775k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $750,000 (3.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.62×
• Total profit: $135,270
• Equity at exit: $359,811

10-year hold

• IRR: 12.8%
• Equity multiple: 2.96×
• Total profit: $425,241
• Equity at exit: $563,527

Cash invested: $216,972 (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 11933

• Home prices YoY: 0.8%
• Active inventory: 84
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$4,064
• Tax from tax record: −$461 /mo · $5,530/yr
• Insurance: −$323
• HOA: −$590
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $488

Break-even live

Break-even rent $6,883

Max offer price $774,900

Occupancy floor 88%

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: $193,725
• Closing costs: $23,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Mastro Ct Calverton, NY	3.0	2.5	1822	$7,500	$4.12	1d	1	0.59mi

HOA detail condo

• Monthly dues: $590 · $7,080/yr
• Likely covers: landscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $774,900 Active 8 DOM
2. 2026-06-17
   days on market $774,900 Active 7 DOM
3. 2026-06-16
   days on market $774,900 Active 6 DOM
4. 2026-06-15
   days on market $774,900 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $774,900 Active 3 DOM

ⓘ 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: $5,530 · $461/mo
• Projected year-2 tax: $9,313 · $776/mo
• Expected delta: +$3,783/yr (+$315/mo · 68.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$43,406
• − Property taxes: −$5,530
• − Insurance: −$3,874
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − HOA: −$7,080
• − Depreciation: −$22,543
• Taxable loss: −$6,833
• Est. tax savings @ 24.0%: +$1,640
• After-tax cash flow: $7,492/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Calverton

• Score: 58/100
• State rank: #1053
• US rank: #20908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calverton, NY
• City population: 6,784
• Population (ZIP): 6,784

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Black 8% Two or more races 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 3% 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: ▲ 3.26%
• Current HPI: 397.7148
• 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

+80.2% since first listed

2 events — show timeline

• 2026-06-10 Listed $774,900 OneKey® MLS as Distributed by MLS Grid
• 2015-07-30 Sold (Public Records) $430,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $5,530 · +0.0% YoY. Source: county tax records.