96 Huntington Dr · Mastic Beach, NY 11951

$370,000

2 bd · 1.0 ba · 819 sqft · SingleFamily public records · 162 Days on market

Built 1934 7,841 sqft lot Est $378k · at est.

---

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 +15.1/30.0
• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• Schools +4.7/10.0
• DSCR +4.6/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home! This Impeccably well maintained home is just a leisurely 2 block stroll away from the beautiful bay and boat ramp, and is the one you've been waiting for! LOW LOW taxes do not even reflect star exemption! Step into an enchanting fully fenced in backyard complete with firepit and generous yard space that is just perfect for moments of relaxation and outdoor gatherings! The above ground pool is a gift along with a newly added screened in sunroom that is a must see! Not 1 but 2 storage sheds, and still plenty of room to play and enjoy being home! Firepit included! Indoors, discover 2 delightful bedrooms and a versatile 3rd room, perfect for an office or guestroom. Kitchen is equipped with new LG refrigerator, gas stove for cooking, butcher block countertops, vented microwave, and lots of cabinets! Brand new washer/dryer is included as well! For added peace of mind a comprehensive home Security system is already in place and includes fire and smoke monitoring! The beautiful walkway, driveway, and vinyl fencing are only 3 years old. Welcome home :) Be the 1st!, Additional information: Appearance:beautiful,Interior Features:Lr/Dr

Key facts

• Window with a view
• Vented microwave
• Vinyl fencing

Tags

• FULLY FENCED BACKYARD
• BUTCHER BLOCK COUNTERTOPS
• VENTED MICROWAVE
• WINDOW WITH A VIEW
• VINYL FENCING

Property features AI

Exterior

• Parking: Driveway parking for 2 vehicles
• Security: Security system
• Utilities: Electricity connected (PSEG); Water connected; Cesspool sewer; Public trash collection
• Home design: Single family residence; One story; Entry level: main floor
• Construction: Frame construction with vinyl siding; Crawl space foundation; Pull-down unfinished attic
• Exterior features: Mailbox; Level lot; Above-ground private pool; Full yard fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: One-level home (first-floor bedroom present)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating with baseboard units; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fan(s); Screened porch
• Laundry & utility: Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-340 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (19.5% below list).
• Recommended offer: $298k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.7% in Mastic Beach — 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 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 $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1934 — 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 $297,926 (19.5% 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. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $378,378
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Lynbrook Dr	0.36mi	2/1.0	795 (-3%)	3mo	$370,000	$465	76
313 Forest Rd W	0.28mi	2/1.0	864 (+6%)	5mo	$399,000	$462	74
706 Riviera Dr	0.29mi	2/1.0	810 (-1%)	13mo	$395,000	$488	74
88 Woodside Rd	0.20mi	3/1.0 (+1)	800 (-2%)	10mo	$369,000	$461	74
80 Diana Dr	0.35mi	1/1.0 (-1)	835 (+2%)	11mo	$375,000	$449	67
192 E Parkview Dr	0.46mi	3/1.0 (+1)	800 (-2%)	7mo	$377,000	$471	64
94 Elder Dr	0.38mi	3/1.0 (+1)	900 (+10%)	8mo	$368,000	$409	54
128 Maywood Dr	0.41mi	3/1.0 (+1)	756 (-8%)	15mo	$420,000	$556	51
80 Bayview Dr	0.41mi	3/1.0 (+1)	720 (-12%)	11mo	$309,000	$429	46
32 Bogota Rd	0.52mi	3/1.0 (+1)	748 (-9%)	16mo	$360,000	$481	43
186 Cranberry Dr	0.74mi	2/1.0	900 (+10%)	11mo	$320,000	$356	40

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $180,007
• Equity at exit: $333,325

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $547,360
• Equity at exit: $718,829

Cash invested: $103,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,979 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$138 /mo · $1,660/yr
• Insurance: −$154
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $-340

Break-even live

Break-even rent $3,409

Max offer price $309,997

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-235	+0% $-340	+5% $-444	+10% $-549
Rent	-10% $-575	-5% $-457	+0% $-340	+5% $-222	+10% $-104
Rate	-1.0pp $-153	-0.5pp $-246	base $-340	+0.5pp $-436	+1.0pp $-533

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: $92,500
• Closing costs: $11,100
• 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	0.49mi
79 Manor Dr Shirley, NY	2.0	1.0	600	$2,800	$4.67	0d	1	0.95mi
67 Saint George Dr Shirley, NY	2.0	1.0	714	$2,750	$3.85	46d	1	1.00mi

Listing history 10 events

1. 2026-04-16
   status Pending
2. 2026-03-17
   status Active
3. 2026-01-27
   price $370,000
4. 2025-10-29
   listed $379,000 Active
5. 2024-06-21
   soldstatus $370,000
6. 2024-05-15
   soldstatus $370,000 Closed 1156-char remark

   Show marketing remark (1156 chars)

   Welcome home! This Impeccably well maintained home is just a leisurely 2 block stroll away from the beautiful bay and boat ramp, and is the one you've been waiting for! LOW LOW taxes do not even reflect star exemption! Step into an enchanting fully fenced in backyard complete with firepit and generous yard space that is just perfect for moments of relaxation and outdoor gatherings! The above ground pool is a gift along with a newly added screened in sunroom that is a must see! Not 1 but 2 storage sheds, and still plenty of room to play and enjoy being home! Firepit included! Indoors, discover 2 delightful bedrooms and a versatile 3rd room, perfect for an office or guestroom. Kitchen is equipped with new LG refrigerator, gas stove for cooking, butcher block countertops, vented microwave, and lots of cabinets! Brand new washer/dryer is included as well! For added peace of mind a comprehensive home Security system is already in place and includes fire and smoke monitoring! The beautiful walkway, driveway, and vinyl fencing are only 3 years old. Welcome home :) Be the 1st!, Additional information: Appearance:beautiful,Interior Features:Lr/Dr

7. 2024-03-19
   status Pending 1156-char remark

   Show marketing remark (1156 chars)

   Welcome home! This Impeccably well maintained home is just a leisurely 2 block stroll away from the beautiful bay and boat ramp, and is the one you've been waiting for! LOW LOW taxes do not even reflect star exemption! Step into an enchanting fully fenced in backyard complete with firepit and generous yard space that is just perfect for moments of relaxation and outdoor gatherings! The above ground pool is a gift along with a newly added screened in sunroom that is a must see! Not 1 but 2 storage sheds, and still plenty of room to play and enjoy being home! Firepit included! Indoors, discover 2 delightful bedrooms and a versatile 3rd room, perfect for an office or guestroom. Kitchen is equipped with new LG refrigerator, gas stove for cooking, butcher block countertops, vented microwave, and lots of cabinets! Brand new washer/dryer is included as well! For added peace of mind a comprehensive home Security system is already in place and includes fire and smoke monitoring! The beautiful walkway, driveway, and vinyl fencing are only 3 years old. Welcome home :) Be the 1st!, Additional information: Appearance:beautiful,Interior Features:Lr/Dr

8. 2024-03-02
   price $369,990 1156-char remark

   Show marketing remark (1156 chars)

   Welcome home! This Impeccably well maintained home is just a leisurely 2 block stroll away from the beautiful bay and boat ramp, and is the one you've been waiting for! LOW LOW taxes do not even reflect star exemption! Step into an enchanting fully fenced in backyard complete with firepit and generous yard space that is just perfect for moments of relaxation and outdoor gatherings! The above ground pool is a gift along with a newly added screened in sunroom that is a must see! Not 1 but 2 storage sheds, and still plenty of room to play and enjoy being home! Firepit included! Indoors, discover 2 delightful bedrooms and a versatile 3rd room, perfect for an office or guestroom. Kitchen is equipped with new LG refrigerator, gas stove for cooking, butcher block countertops, vented microwave, and lots of cabinets! Brand new washer/dryer is included as well! For added peace of mind a comprehensive home Security system is already in place and includes fire and smoke monitoring! The beautiful walkway, driveway, and vinyl fencing are only 3 years old. Welcome home :) Be the 1st!, Additional information: Appearance:beautiful,Interior Features:Lr/Dr

9. 2024-03-01
   listed $359,990 Active 1156-char remark

   Show marketing remark (1156 chars)

   Welcome home! This Impeccably well maintained home is just a leisurely 2 block stroll away from the beautiful bay and boat ramp, and is the one you've been waiting for! LOW LOW taxes do not even reflect star exemption! Step into an enchanting fully fenced in backyard complete with firepit and generous yard space that is just perfect for moments of relaxation and outdoor gatherings! The above ground pool is a gift along with a newly added screened in sunroom that is a must see! Not 1 but 2 storage sheds, and still plenty of room to play and enjoy being home! Firepit included! Indoors, discover 2 delightful bedrooms and a versatile 3rd room, perfect for an office or guestroom. Kitchen is equipped with new LG refrigerator, gas stove for cooking, butcher block countertops, vented microwave, and lots of cabinets! Brand new washer/dryer is included as well! For added peace of mind a comprehensive home Security system is already in place and includes fire and smoke monitoring! The beautiful walkway, driveway, and vinyl fencing are only 3 years old. Welcome home :) Be the 1st!, Additional information: Appearance:beautiful,Interior Features:Lr/Dr

10. 2003-04-09
    soldstatus $128,000

ⓘ 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: $1,660 · $138/mo
• Projected year-2 tax: $3,957 · $330/mo
• Expected delta: +$2,296/yr (+$191/mo · 138.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,751
• − Mortgage interest: −$20,726
• − Property taxes: −$1,660
• − Insurance: −$7,375
• − Repairs & maintenance: −$2,860
• − Management: −$2,860
• − Depreciation: −$10,764
• Taxable loss: −$10,494
• Est. tax savings @ 24.0%: +$2,519
• After-tax cash flow: $-1,557/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

+189.1% since first listed

10 events — show timeline

• 2026-04-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-27 Price Changed $370,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Listed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-21 Sold (Public Records) $370,000 Public Records
• 2024-05-15 Sold (MLS) $370,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-03-02 Price Changed $369,990 OneKey® MLS as Distributed by MLS Grid
• 2024-03-01 Listed $359,990 OneKey® MLS as Distributed by MLS Grid
• 2003-04-09 Sold (Public Records) $128,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,660 · +0.0% YoY. Source: county tax records.