129 Sherman St · Brentwood, NY 11717

$690,000

5 bd · 2.0 ba · 2,236 sqft · SingleFamily public records · 23 Days on market

Built 1964 0.25 ac lot Est $671k · at est.

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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 +15.2/30.0
• ARV discount +6.2/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 129 Sherman St, Brentwood, a beautifully maintained Hi-Ranch offering the perfect combination of space, comfort, and modern convenience! This impressive home features 5 spacious bedrooms and 2 full bathrooms, providing plenty of room for family, guests, or a home office setup. Step inside and discover a bright open-concept eat-in kitchen designed for both everyday living and entertaining. Gorgeous hardwood flooring adds warmth and character throughout the home. This home is enhanced with exceptional energy-efficient upgrades, including a Navien high efficiency on demand hot water heater, a Bosch 20-SEER central air conditioning system, and a Bosch 96% high-efficiency dual-fuel ga

Key facts

• Hardwood flooring
• Patio deck
• In-ground sprinklers

Tags

• OPEN-CONCEPT EAT-IN KITCHEN
• HARDWOOD FLOORING
• FULLY FINISHED BASEMENT
• IN-UNIT WASHER AND DRYER
• IN-GROUND SPRINKLERS
• PATIO DECK

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Driveway; Off-street parking; On-street parking
• Utilities: Cesspool sewer; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Partial fencing; Near golf course, public transit, schools, and shops; Irrigation equipment

Interior

• Kitchen: Range; Refrigerator; Eat-in layout
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Washer/dryer hookup; Finished full basement; Deck and patio
• Laundry & utility: Laundry area inside (washer/dryer hookup)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $690k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $556k (19.5% below list).
• Recommended offer: $556k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% in Brentwood — 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 75/100 on livability (#242 in NY, #3,816 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D, amenities F, cost of living F.
• Brentwood Union Free School District (suburban): math 35% / reading 35% proficiency, ranked #542 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Twin Pines Elementary School (math 19% / reading 36%, grade F, #1,777 of 2,108 statewide, top 84%, 744 students, 86% FRL); North Middle School (math 17% / reading 38%, grade F, #576 of 729 statewide, top 79%, 1,131 students, 86% FRL); Brentwood High School (math 83% / reading 67%, grade A-, #631 of 1,100 statewide, top 58%, 4,641 students, 80% FRL) — zoned schools average 84% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 125 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 $5k of loan paydown is wiped out by about $21k 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 23 days — a 2% lower offer ($680k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $555,698 (19.5% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $670,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Mindres Ave	0.57mi	6/3.0 (+1)	2,300 (+3%)	7mo	$525,000	$228	54
31 Perry St	0.70mi	5/2.0	2,386 (+7%)	4mo	$615,000	$258	52
332 Crooked Hill Rd	0.58mi	5/3.0	2,200 (-2%)	18mo	$660,000	$300	51
40 Monroe Ave	0.75mi	5/3.5	2,192 (-2%)	9mo	$690,000	$315	48
206 Jefferson Ave	0.60mi	6/4.0 (+1)	2,200 (-2%)	12mo	$720,000	$327	46
236 Sherman St	0.70mi	5/2.5	2,000 (-11%)	10mo	$690,000	$345	40
53 Rutledge St	0.72mi	6/2.0 (+1)	1,972 (-12%)	23mo	$545,000	$276	23

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-96,965
• Equity at exit: $102,881

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-66,138
• Equity at exit: $59,659

Cash invested: $193,200 (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 11717

• Active inventory: 125
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $5,557 medium
• Mortgage (P&I): −$3,618
• Tax from tax record: −$246 /mo · $2,956/yr
• Insurance: −$288
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,167
• Net cashflow: $238

Break-even live

Break-even rent $5,256

Max offer price $690,000

Occupancy floor 91%

Sensitivity live

Price	-10% $628	-5% $433	+0% $238	+5% $42	+10% $-153
Rent	-10% $-201	-5% $18	+0% $238	+5% $457	+10% $677
Rate	-1.0pp $585	-0.5pp $413	base $238	+0.5pp $59	+1.0pp $-123

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: $172,500
• Closing costs: $20,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Grant Ave Brentwood, NY	5.0	3.0	2274	$5,800	$2.55	24d	1	0.68mi
1524 Express Dr S Brentwood, NY	4.0	3.0	1440	$4,750	$3.30	21d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $690,000 Active 23 DOM
2. 2026-06-18
   days on market $690,000 Active 20 DOM
3. 2026-06-17
   days on market $690,000 Active 19 DOM
4. 2026-06-16
   days on market $690,000 Active 18 DOM
5. 2026-06-15
   days on market $690,000 Active 17 DOM
6. 2026-06-13
   days on market $690,000 Active 15 DOM
7. 2026-06-13
   days on market $690,000 Active 14 DOM
8. 2026-06-09
   days on market $690,000 Active 11 DOM
9. 2026-06-08
   days on market $690,000 Active 10 DOM
10. 2026-06-07
    days on market $690,000 Active 9 DOM
11. 2026-06-04
    days on market $690,000 Active 6 DOM
12. 2026-06-03
    days on market $690,000 Active 5 DOM
13. 2026-06-02
    days on market $690,000 Active 4 DOM
14. 2026-06-01
    days on market $690,000 Active 3 DOM
15. 2026-05-31
    days on market $690,000 Active 2 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: $2,956 · $246/mo
• Projected year-2 tax: $7,309 · $609/mo
• Expected delta: +$4,352/yr (+$363/mo · 147.2%)

ⓘ 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 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $66,684
• − Mortgage interest: −$38,651
• − Property taxes: −$2,956
• − Insurance: −$3,450
• − Repairs & maintenance: −$5,335
• − Management: −$5,335
• − Depreciation: −$20,073
• Taxable loss: −$9,116
• Est. tax savings @ 24.0%: +$2,188
• After-tax cash flow: $5,040/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: Brentwood Union Free School District
• NCES district ID: 3605280
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $71,840
• Composite: 32.44/100
• National rank: #5722
• State rank: #542 of 590 in NY

Livability — Brentwood

• Score: 75/100
• State rank: #242
• US rank: #3816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brentwood, NY

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▼ -380.71%
• Current HPI: 391.2532
• 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

1 event — show timeline

• 2026-05-29 Listed $690,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2017): $2,956 · +0.6% YoY. Source: county tax records.