68 State Ave · Wyandanch, NY 11798

$359,000

4 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 5 Days on market

Built 1956 6,000 sqft lot Est $590k · 39% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CASH OFFERS ONLY! Come See This 4 Bedroom, 2 Bath Cape with Large Eat In Kitchen & Formal Living Room That Needs Total Renovating. It Features; Wood Floors, Private Driveway, Side Entrance to Kitchen & Laundry Area on 2nd Floor. This Property Also Has a Crawl Basement, Gas Connection & 60 X 100 Lot.

Key facts

• 6,000 sq ft lot
• Built 1956
• Listed 5 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity connected (PSEG); Public sewer
• Home design: Single family residence; Two levels; Property listed as fixer
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: Level lot; Chain-link fencing; No waterfront

Interior

• Kitchen: Range
• Bedrooms: Bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Natural gas heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Washer/dryer hookup; 6 total rooms; Basement is a crawl space
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $359k).
• Cap rate 9.1% vs local median 3.4% in Wyandanch — 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 65/100 on livability (#701 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: crime D+, amenities F, cost of living F.
• Wyandanch Union Free School District (suburban): math 29% / reading 32% proficiency, ranked #717 of 755 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Martin Luther King Elementary School (math 30% / reading 30%, grade F, #1,689 of 2,108 statewide, top 81%, 621 students, 89% FRL); Milton L Olive Middle School (math 10% / reading 30%, grade F, #666 of 729 statewide, top 93%, 581 students, 88% FRL); Wyandanch Memorial High School (math 57% / reading 77%, grade B, #746 of 1,100 statewide, top 69%, 843 students, 87% FRL).
• Market conditions: 82 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 $2k of loan paydown is wiped out by about $11k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $27k; list at $359k implies a 1230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $359,000

Questions for the listing agent

1. Built in 1956 — 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 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?
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. 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 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: 1.17% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $590,114
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 State Ave	0.00mi	4/2.0	1,382 (0%)	1mo	$355,000	$257	100
95 State Ave	0.09mi	4/3.0	1,490 (+8%)	8mo	$502,500	$337	72
95 S 27th St	0.60mi	5/2.0 (+1)	1,500 (+8%)	1mo	$685,000	$457	52
50 S 30th St	0.57mi	4/3.0	1,507 (+9%)	3mo	$660,000	$438	52
75 S 32nd St	0.69mi	5/1.0 (+1)	1,380 (-0%)	9mo	$565,000	$409	51
62 S 21st St	0.59mi	3/2.0 (-1)	1,320 (-4%)	11mo	$550,000	$417	51
243 Parkway Blvd	0.31mi	3/1.0 (-1)	1,200 (-13%)	7mo	$425,000	$354	49
7 Mount Ave	0.37mi	3/3.0 (-1)	1,500 (+8%)	14mo	$490,000	$327	48
71 S 29th St	0.56mi	4/3.0	1,500 (+8%)	12mo	$640,000	$427	46
57 Rockland Ave	0.62mi	4/3.0	1,567 (+13%)	1mo	$705,000	$450	44
107 S 28th St	0.68mi	3/2.5 (-1)	1,435 (+4%)	14mo	$675,000	$470	43
61 Ulster Ave	0.68mi	3/1.0 (-1)	1,236 (-11%)	9mo	$615,000	$498	35

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-4,799
• Equity at exit: $53,528

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $64,725
• Equity at exit: $31,040

Cash invested: $100,520 (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 11798

• Active inventory: 82
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,200 medium
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $837

Break-even live

Break-even rent $3,140

Max offer price $359,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,085	-5% $961	+0% $837	+5% $713	+10% $589
Rent	-10% $505	-5% $671	+0% $837	+5% $1,003	+10% $1,169
Rate	-1.0pp $1,018	-0.5pp $928	base $837	+0.5pp $744	+1.0pp $649

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1461 10th St West Babylon, NY	4.0	2.0	1314	$4,200	$3.20	44d	1	1.36mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-10
   listed $359,000 Active
3. 2026-04-07
   historical $359,000
4. 1991-04-04
   soldstatus $27,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,400
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − Depreciation: −$10,444
• Taxable income: $4,603
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $8,940/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: Wyandanch Union Free School District
• NCES district ID: 3631800
• Math proficiency: 29% ▲ 5.00%
• Reading proficiency: 32% ▲ 2.00%
• Median HH income: $56,193
• Composite: 30.02/100
• National rank: #11631
• State rank: #717 of 755 in NY

Livability — Wyandanch

• Score: 65/100
• State rank: #701
• US rank: #13223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyandanch, 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: ▼ -296.70%
• Current HPI: 285.1922
• 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

+1229.6% since first listed

4 events — show timeline

• 2026-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listed $359,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $359,000 OneKey® MLS as Distributed by MLS Grid
• 1991-04-04 Sold (Public Records) $27,000 Public Records

Property tax history

-13.2%/yr

Latest (2025): $604 · +0.0% YoY. Source: county tax records.