164 Dare Rd · Selden, NY 11784

$525,000

4 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 35 Days on market

Built 1935 0.25 ac lot $382/sqft · 14% below area Est $612k · 14% under

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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).

• ARV discount +13.9/15.0
• Cash flow +9.8/30.0
• Schools +5.3/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 1-bath ranch offering comfortable one-level living with endless potential! This home features a dedicated laundry room for added convenience, generously sized bedrooms, and abundant natural light throughout. Step outside to an enormously large backyard great for entertaining, gatherings, gardening, or creating your own outdoor oasis. Tons of parking provides plenty of space for multiple vehicles, guests, or trucks. Located convenient to shopping, restaurants, parks, and major roadways. A fantastic opportunity to make this home your own! Great for investors, flippers, or buyers looking to add value and customize to their vision, with strong potential for rental income or

Key facts

• Large backyard
• Tons of parking
• 0.25 acre lot

Tags

• DEDICATED LAUNDRY ROOM
• LARGE BACKYARD
• TONS OF PARKING

Property features AI

Finance

• Other: Living area based on public records

Exterior

• Parking: Driveway (no carport)
• Utilities: Electric service (PSEG); Cesspool sewer; Cable available; Electricity available; Sewer available; Public trash collection
• Home design: Single-family residence
• Construction: Brick and vinyl siding; Concrete perimeter foundation; Other foundation details; No basement; No attic
• Exterior features: Outdoor lighting; Mailbox; Back yard fencing; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (oil); Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Formal dining room; Laundry room
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $456k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $410k (21.9% below list).
• Recommended offer: $410k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Selden — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#637 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: crime C-, amenities F, commute F.
• Middle Country Central School District (suburban): math 60% / reading 56% proficiency, ranked #217 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: New Lane Memorial Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 789 students, 44% FRL); Selden Middle School (math 42% / reading 52%, grade D+, #315 of 729 statewide, top 45%, 1,058 students, 37% FRL); Newfield High School (math 77% / reading 77%, grade A-, #583 of 1,100 statewide, top 56%, 1,559 students, 35% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 119 active listings in the ZIP; 6 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($509k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $50k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; list at $525k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $409,793 (21.9% 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 35 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 10.7

CMA / ARV

• ARV (median comp): $611,735
• List price: $525,000
• Delta: -14.18%
• 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
81 Abinet Ct	0.41mi	4/1.0	1,365 (-1%)	18mo	$516,500	$378	65
23 Old Selden Stage Rd	0.31mi	3/2.0 (-1)	1,490 (+8%)	6mo	$545,000	$366	58
194 N Evergreen Dr	0.27mi	3/1.0 (-1)	1,536 (+12%)	9mo	$500,000	$326	55
14 Farner Ave	0.43mi	4/3.0	1,314 (-4%)	13mo	$630,000	$479	54
106 Alma Ave	0.61mi	4/2.0	1,415 (+3%)	12mo	$615,000	$435	53
15 Liberty Ave	0.44mi	4/2.0	1,238 (-10%)	8mo	$606,000	$489	53
1 Chuck Ln	0.49mi	3/2.0 (-1)	1,482 (+8%)	7mo	$590,000	$398	49
134 Boyle Rd	0.74mi	3/1.0 (-1)	1,221 (-11%)	2mo	$545,000	$446	41
113 Berkeley Ave	0.58mi	3/2.0 (-1)	1,566 (+14%)	2mo	$550,000	$351	39
58 N Evergreen Dr	0.67mi	3/2.0 (-1)	1,188 (-14%)	2mo	$618,000	$520	35
288 Magnolia Dr	0.62mi	3/2.5 (-1)	1,468 (+7%)	20mo	$608,000	$414	32
23 Hawkins Path	0.75mi	3/2.0 (-1)	1,534 (+12%)	9mo	$490,000	$319	29

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-110,000
• Equity at exit: $78,279

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-127,709
• Equity at exit: $45,392

Cash invested: $147,000 (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 11784

• Active inventory: 119
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $4,098 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$602 /mo · $7,227/yr
• Insurance: −$219
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$861
• Net cashflow: $-392

Break-even live

Break-even rent $4,595

Max offer price $455,688

Occupancy floor —

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92 Dare Rd Selden, NY	3.0	1.0	1008	$3,600	$3.57	18d	1	0.33mi
127 Berkeley Ave Selden, NY	5.0	2.0	1598	$4,500	$2.82	18d	1	0.63mi
44 Harford Dr Coram, NY	4.0	2.0	1381	$4,500	$3.26	1d	1	1.08mi
90 Blue Point Rd Selden, NY	3.0	2.0	1075	$4,850	$4.51	24d	1	1.30mi
2504 Townehouse Dr Unit 2504 Coram, NY	3.0	2.0	1500	$3,890	$2.59	24d	1	1.34mi
405 Townehouse Dr Unit 405 Coram, NY	3.0	2.0	1500	$3,890	$2.59	24d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $525,000 Active 35 DOM
2. 2026-06-17
   days on market $525,000 Active 34 DOM
3. 2026-06-16
   days on market $525,000 Active 33 DOM
4. 2026-06-15
   days on market $525,000 Active 32 DOM
5. 2026-06-13
   days on market $525,000 Active 30 DOM
6. 2026-06-10
   price $525,000 Active 26 DOM
7. 2026-06-09
   days on market $545,000 Active 26 DOM
8. 2026-06-08
   days on market $545,000 Active 25 DOM
9. 2026-06-07
   days on market $545,000 Active 24 DOM
10. 2026-06-04
    days on market $545,000 Active 21 DOM
11. 2026-06-03
    days on market $545,000 Active 20 DOM
12. 2026-06-02
    days on market $545,000 Active 19 DOM
13. 2026-06-01
    days on market $545,000 Active 18 DOM
14. 2026-05-31
    days on market $545,000 Active 17 DOM
15. 2026-05-14
    listed $574,999 Active 730-char remark
16. 2003-11-06
    soldstatus $250,000
17. 2003-09-07
    historical
18. 2003-08-01
    listed $249,900
19. 2000-08-30
    soldstatus $135,000
20. 1999-04-27
    soldstatus $117,500
21. 1987-08-11
    soldstatus $105,000

ⓘ 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: $7,227 · $602/mo
• Projected year-2 tax: $8,050 · $671/mo
• Expected delta: +$823/yr (+$69/mo · 11.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $49,175
• − Mortgage interest: −$29,408
• − Property taxes: −$7,227
• − Insurance: −$3,292
• − Repairs & maintenance: −$3,934
• − Management: −$3,934
• − Depreciation: −$15,273
• Taxable loss: −$13,893
• Est. tax savings @ 24.0%: +$3,334
• After-tax cash flow: $-1,374/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: Middle Country Central School District
• NCES district ID: 3619200
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $86,140
• Composite: 52.89/100
• National rank: #1532
• State rank: #217 of 590 in NY

Livability — Selden

• Score: 66/100
• State rank: #637
• US rank: #11887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selden, NY
• City population: 25,986
• Population (ZIP): 25,986

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 21% Two or more races 12% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -609.27%
• Current HPI: 381.2659
• 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

+400.0% since first listed

9 events — show timeline

• 2026-06-09 Price Changed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $545,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $574,999 OneKey® MLS as Distributed by MLS Grid
• 2003-11-06 Sold (Public Records) $250,000 Public Records
• 2003-09-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2003-08-01 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2000-08-30 Sold (Public Records) $135,000 Public Records
• 1999-04-27 Sold (Public Records) $117,500 Public Records
• 1987-08-11 Sold (Public Records) $105,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $7,227 · +0.0% YoY. Source: county tax records.