311 Nassau Rd · Huntington, NY 11743

$919,000

6 bd · 3.0 ba · — sqft · MultiFamily · 70 Days on market

Built 1934 5,227 sqft lot Est $1161k · 21% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 311 Nassau Road, a fantastic two-family investment property in Huntington. Each unit includes three bedrooms, a functional kitchen, and 1.5 bathrooms, making it ideal for tenants or multi-generational living. Located in a desirable neighborhood, this property is close to amenities, schools, and parks, providing strong rental potential. Don't miss this opportunity to invest in a versatile property with great income potential. Schedule a showing today!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1934

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $919k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive. Per door: $295/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $845k (8.1% below list).
• Recommended offer: $845k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.1% in Huntington — 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 69/100 on livability (#495 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living F.
• Huntington Union Free School District (suburban): math 45% / reading 52% proficiency, ranked #328 of 590 in NY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.1%/yr); 268 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $8,446/mo this rent would consume 55% of the median local household income ($183k/yr) (locally 479% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k 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 70 days — a 6% lower offer ($864k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $300k; list at $919k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $844,600 (8.1% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (median comp): $1,161,074
• List price: $919,000
• Delta: -20.85%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Mckay Rd Unit A and B	0.72mi	6/2.0	2,118	6mo	$900,000	$425	45

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.67×
• Total profit: $-83,814
• Equity at exit: $137,026

10-year hold

• IRR: 4.5%
• Equity multiple: 1.37×
• Total profit: $95,771
• Equity at exit: $79,458

Cash invested: $257,320 (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 11743

• Rents YoY: 6.1%
• Active inventory: 268
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $8,446 high
• Mortgage (P&I): −$4,819
• Tax from tax record: −$879 /mo · $10,553/yr
• Insurance: −$383
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,774
• Net cashflow: $591

Break-even live

Break-even rent $7,698

Max offer price $919,000

Occupancy floor 88%

Sensitivity live

Price	-10% $1,111	-5% $851	+0% $591	+5% $331	+10% $70
Rent	-10% $-77	-5% $257	+0% $591	+5% $924	+10% $1,258
Rate	-1.0pp $1,053	-0.5pp $824	base $591	+0.5pp $353	+1.0pp $110

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$8,446
Total (2 units)			$8,446

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: $229,750
• Closing costs: $27,570
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-19
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Welcome to 311 Nassau Road, a fantastic two-family investment property in Huntington. Each unit includes three bedrooms, a functional kitchen, and 1.5 bathrooms, making it ideal for tenants or multi-generational living. Located in a desirable neighborhood, this property is close to amenities, schools, and parks, providing strong rental potential. Don't miss this opportunity to invest in a versatile property with great income potential. Schedule a showing today!

2. 2026-03-11
   listed $919,000 Active 466-char remark

   Show marketing remark (466 chars)

   Welcome to 311 Nassau Road, a fantastic two-family investment property in Huntington. Each unit includes three bedrooms, a functional kitchen, and 1.5 bathrooms, making it ideal for tenants or multi-generational living. Located in a desirable neighborhood, this property is close to amenities, schools, and parks, providing strong rental potential. Don't miss this opportunity to invest in a versatile property with great income potential. Schedule a showing today!

3. 2026-02-26
   historical $919,000 466-char remark

   Show marketing remark (466 chars)

   Welcome to 311 Nassau Road, a fantastic two-family investment property in Huntington. Each unit includes three bedrooms, a functional kitchen, and 1.5 bathrooms, making it ideal for tenants or multi-generational living. Located in a desirable neighborhood, this property is close to amenities, schools, and parks, providing strong rental potential. Don't miss this opportunity to invest in a versatile property with great income potential. Schedule a showing today!

4. 2016-08-24
   soldstatus $300,000
5. 2016-07-28
   soldstatus $300,000 118-char remark

   Show marketing remark (118 chars)

   Legal 2 Family 3 Br Each Apt. Side By Side, Also Commercial Property C6., Additional information: Appearance:Excellen

6. 2016-07-28
   soldstatus $300,000 Closed

   Show marketing remark (118 chars)

   Legal 2 Family 3 Br Each Apt. Side By Side, Also Commercial Property C6., Additional information: Appearance:Excellen

7. 2016-04-20
   status Under Contract
8. 2016-02-04
   price $375,000
9. 2015-08-24
   price $400,000
10. 2015-06-18
    price $450,000
11. 2014-09-15
    listed $475,000 New

    Show marketing remark (118 chars)

    Legal 2 Family 3 Br Each Apt. Side By Side, Also Commercial Property C6., Additional information: Appearance:Excellen

12. 2014-09-15
    listed $375,000 118-char remark

    Show marketing remark (118 chars)

    Legal 2 Family 3 Br Each Apt. Side By Side, Also Commercial Property C6., Additional information: Appearance:Excellen

ⓘ 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: $10,553 · $879/mo
• Projected year-2 tax: $13,042 · $1,087/mo
• Expected delta: +$2,489/yr (+$207/mo · 23.6%)

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

Taxation est. · year 1

• Rental income: $101,352
• − Mortgage interest: −$51,478
• − Property taxes: −$10,553
• − Insurance: −$4,595
• − Repairs & maintenance: −$8,108
• − Management: −$8,108
• − Depreciation: −$26,735
• Taxable loss: −$8,225
• Est. tax savings @ 24.0%: +$1,974
• After-tax cash flow: $9,062/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: Huntington Union Free School District
• NCES district ID: 3615090
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $93,547
• Composite: 45.68/100
• National rank: #2578
• State rank: #328 of 590 in NY

Livability — Huntington

• Score: 69/100
• State rank: #495
• US rank: #8704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington, NY
• County: Suffolk County · 679,920 people
• City population: 43,490
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 43,490
• Household income: $183,187
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 479.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Two or more races 10% Asian 5% Black 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 9% 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: ▼ -659.59%
• Current HPI: 279.0693
• Rent YoY: ▲ 6.14%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+145.1% since first listed

12 events — show timeline

• 2026-05-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Listed $919,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Coming Soon $919,000 OneKey® MLS as Distributed by MLS Grid
• 2016-08-24 Sold (Public Records) $300,000 Public Records
• 2016-07-28 Sold (MLS) $300,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-28 Sold (MLS) $300,000 MLSLI
• 2016-04-20 Pending — MLSLI
• 2016-02-04 Price Changed $375,000 MLSLI
• 2015-08-24 Price Changed $400,000 MLSLI
• 2015-06-18 Price Changed $450,000 MLSLI
• 2014-09-15 Listed $475,000 MLSLI
• 2014-09-15 Listed $375,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $10,553 · +0.0% YoY. Source: county tax records.