92 Fuoco Rd · North Bellport, NY 11713

$549,000

3 bd · 2.5 ba · 1,542 sqft · SingleFamily public records · 12 Days on market

Built 1920 0.50 ac lot $356/sqft · 11% below area Est $615k · 11% 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 +30.0/30.0
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Farmhouse On Half Acre. New Siding Roofing, Windows. Low Low Taxes!! Great For First Time Buyers!, Additional information: Appearance:Good

Key facts

• Formal dining room
• Attached garage
• Large living room

Tags

• HALF-ACRE PROPERTY
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• SUNROOM
• NEWLY RENOVATED MUDROOM
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Private parking; 1-car garage; No carport
• Utilities: Cesspool sewer; Cable available; Electricity connected; Water connected
• Home design: Single family residence; Living area per public records: 1542
• Construction: Frame construction
• Exterior features: Frame construction; Back yard fencing; Not waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Stainless steel appliances
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: Formal dining room; Washer/dryer hookup; Partial basement; Pull-down attic stairs; Solar energy generation
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $10k ($118k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $549k).
• Cap rate 27.8% vs local median 4.9% in North Bellport — 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 62/100 on livability (#842 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• South Country Central School District (suburban): math 50% / reading 44% proficiency, ranked #460 of 755 in NY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kreamer Street Elementary School (math 24% / reading 24%, grade F, #1,846 of 2,108 statewide, top 91%, 290 students, 37% FRL); Bellport Middle School (math 64% / reading 54%, grade B, #161 of 729 statewide, top 24%, 838 students, 56% FRL); Bellport Senior High School (math 86% / reading 64%, grade A-, #630 of 1,100 statewide, top 57%, 1,392 students, 52% FRL).
• Market conditions: 57 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $154k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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.
• Current owner paid $280k; list at $549k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $549,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 3.12% ✓
• Cap rate: 27.80%
• Cash-on-cash: 76.80%
• DSCR: 4.42
• GRM: 2.7

CMA / ARV

• ARV (median comp): $615,035
• List price: $549,000
• Delta: -10.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Munsell Rd	0.27mi	3/2.0	1,388 (-10%)	1mo	$645,000	$465	68
4 Danamarie Ln	0.36mi	3/1.5	1,722 (+12%)	1mo	$770,000	$447	59
805 Doane Ave	0.72mi	3/2.0	1,584 (+3%)	3mo	$405,000	$256	58
84 Country Club Rd	0.64mi	3/2.0	1,600 (+4%)	6mo	$735,000	$459	57
507 Scherger Ave	0.35mi	3/1.0	1,386 (-10%)	9mo	$516,000	$372	54
6 Danamarie Ln	0.38mi	3/2.5	1,765 (+14%)	8mo	$796,000	$451	52
522 Scherger Ave	0.39mi	4/2.5 (+1)	1,756 (+14%)	5mo	$550,000	$313	50
641 (2122) Bourdois Ave	0.35mi	4/2.5 (+1)	1,758 (+14%)	10mo	$550,000	$313	48
655 Bourdois Ave	0.48mi	4/2.5 (+1)	1,758 (+14%)	2mo	$499,000	$284	47
661 Bourdois Ave	0.49mi	4/2.5 (+1)	1,758 (+14%)	8mo	$499,990	$284	42
63 Beaver Dam Rd	0.62mi	3/2.0	1,719 (+12%)	11mo	$555,000	$323	41
83 Bieselin Rd	0.58mi	4/2.0 (+1)	1,756 (+14%)	8mo	$645,000	$367	37

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: 76.8%
• Equity multiple: 4.50×
• Total profit: $537,803
• Equity at exit: $81,858

10-year hold

• IRR: 80.4%
• Equity multiple: 9.30×
• Total profit: $1,275,925
• Equity at exit: $47,467

Cash invested: $153,720 (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 11713

• Home prices YoY: -26.0%
• Active inventory: 57
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $17,135 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$592 /mo · $7,100/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,598
• Net cashflow: $9,838

Break-even live

Break-even rent $4,683

Max offer price $549,000

Occupancy floor 38%

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Provost Ave Bellport, NY	4.0	1.0	1100	$4,000	$3.64	43d	1	0.54mi
91 Circuit Rd Bellport, NY	3.0	1.5	1154	$4,500	$3.90	24d	1	0.57mi
262 N Dunton Ave East Patchogue, NY	3.0	1.0	1778	$3,900	$2.19	13d	1	0.77mi
58 N Howells Point Rd Bellport, NY	3.0	2.0	1404	$15,000	$10.68	19d	1	0.84mi
47 Station Rd Bellport, NY	2.0	1.0	1104	$3,500	$3.17	43d	1	0.99mi
21 N Howells Point Rd Bellport, NY	3.0	3.5	2148	$20,000	$9.31	1d	1	1.09mi
13 Colonial Ln Bellport, NY	3.0	2.0	1872	$20,000	$10.68	19d	1	1.15mi
11 Bieselin Rd Bellport, NY	4.0	2.0	1722	$15,000	$8.71	43d	1	1.17mi

Listing history 6 events

1. 2026-05-06
   listed $549,000 Active
2. 2017-08-08
   soldstatus $280,000
3. 2017-07-31
   soldstatus $270,000 Closed 139-char remark

   Show marketing remark (139 chars)

   Farmhouse On Half Acre. New Siding Roofing, Windows. Low Low Taxes!! Great For First Time Buyers!, Additional information: Appearance:Good

4. 2017-05-11
   status Under Contract 139-char remark

   Show marketing remark (139 chars)

   Farmhouse On Half Acre. New Siding Roofing, Windows. Low Low Taxes!! Great For First Time Buyers!, Additional information: Appearance:Good

5. 2017-05-08
   listed $299,000 New 139-char remark

   Show marketing remark (139 chars)

   Farmhouse On Half Acre. New Siding Roofing, Windows. Low Low Taxes!! Great For First Time Buyers!, Additional information: Appearance:Good

6. 2006-09-18
   soldstatus $350,000

ⓘ 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: $7,100 · $592/mo
• Projected year-2 tax: $8,189 · $682/mo
• Expected delta: +$1,089/yr (+$91/mo · 15.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $205,626
• − Mortgage interest: −$30,753
• − Property taxes: −$7,100
• − Insurance: −$2,745
• − Repairs & maintenance: −$16,450
• − Management: −$16,450
• − Depreciation: −$15,971
• Taxable income: $116,158
• Est. tax owed @ 24.0%: −$27,878
• After-tax cash flow: $90,174/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: South Country Central School District
• NCES district ID: 3600008
• Math proficiency: 50% ▲ 4.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $74,049
• Composite: 44.75/100
• National rank: #5960
• State rank: #460 of 755 in NY

Livability — North Bellport

• Score: 62/100
• State rank: #842
• US rank: #16345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Bellport, NY
• City population: 9,236
• Population (ZIP): 9,236

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 30% Black 14% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 4% Italian 1% Lithuanian 1%
• Foreign-born: 23% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 23% Other Indo-European 3%

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: ▼ -148.23%
• Current HPI: 421.2165
• 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

+56.9% since first listed

7 events — show timeline

• 2026-05-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-08 Sold (Public Records) $280,000 Public Records
• 2017-07-31 Sold (MLS) $270,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-05-08 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2006-09-18 Sold (Public Records) $350,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $7,100 · +0.0% YoY. Source: county tax records.