42 3rd Ave · Huntington Station, NY 11746

$630,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 30 Days on market

Built 1940 0.25 ac lot Est $669k · 6% under

---

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).

• Cash flow +12.9/30.0
• ARV discount +10.1/15.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.6/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Big Piece Of Property, This Sale Is Subject To A 3rd Party Approval, Perfect House For A 1st Started

Key facts

• Oversized lot
• Pristine curb appeal
• 0.25 acre lot

Tags

• REFINED INTERIOR FINISHES
• EXPANSIVE OUTDOOR SPACE
• PRISTINE CURB APPEAL
• OVERSIZED LOT
• MOVE IN READY INTERIOR
• EXTENSIVE RECENT UPDATES

Property features AI

Exterior

• Parking: Private driveway; Garage (1 space)
• Utilities: Electric service by PSEG; Cesspool sewer; Natural gas available and connected
• Home design: Single-family residence; Updated/remodeled; Measured living area
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 7 total rooms (includes bedroom on first floor)
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; Kitchen island; Marble counters; Natural woodwork; Open kitchen; Dining area
• Laundry & utility: Basement access (Bilco door(s))

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $630k.

Deal economics

• At list price, monthly cash flow is $-42 ($-499/yr) — negative.
• To cash-flow at today's rent, offer at most $623k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $483k (23.3% below list).
• Recommended offer: $483k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.1% in Huntington Station — 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 79/100 on livability (#126 in NY, #2,028 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: schools D+, amenities D, 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 (+4.5%/yr); 308 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($165k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 30 days — a 2% lower offer ($621k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $175k; list at $630k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $482,939 (23.3% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $668,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 W 12th St	0.16mi	3/1.0 (-1)	1,500 (-6%)	1mo	$530,000	$353	72
107 E 9th St	0.58mi	3/2.0 (-1)	1,578 (-1%)	1mo	$575,000	$364	65
54 E 15th St	0.43mi	4/2.0	1,460 (-9%)	5mo	$615,000	$421	61
43 Columbia St	0.56mi	3/2.0 (-1)	1,540 (-4%)	3mo	$455,700	$296	60
92 Columbia St	0.49mi	4/2.5	1,500 (-6%)	6mo	$690,000	$460	60
57 E Pulaski	0.38mi	3/2.0 (-1)	1,400 (-12%)	4mo	$475,000	$339	54
36 W 19th St	0.73mi	5/3.0 (+1)	1,650 (+3%)	3mo	$689,000	$418	49
9 Lynch St	0.54mi	3/2.0 (-1)	1,400 (-12%)	1mo	$650,000	$464	48
46 Crestwood Dr	0.65mi	3/2.0 (-1)	1,800 (+12%)	3mo	$743,000	$413	42
205 Lenox Rd	0.73mi	3/2.0 (-1)	1,800 (+12%)	2mo	$665,000	$369	38
128 Winding St	0.58mi	3/1.0 (-1)	1,398 (-13%)	6mo	$635,000	$454	37
119 E 13th St	0.72mi	3/1.0 (-1)	1,400 (-12%)	0mo	$650,000	$464	36

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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-97,370
• Equity at exit: $93,935

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-56,971
• Equity at exit: $54,471

Cash invested: $176,400 (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 11746

• Rents YoY: 4.5%
• Active inventory: 308
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $4,829 medium
• Mortgage (P&I): −$3,304
• Tax from tax record: −$291 /mo · $3,486/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,014
• Net cashflow: $-42

Break-even live

Break-even rent $4,882

Max offer price $622,655

Occupancy floor 96%

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: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 E 5th St Huntington Station, NY	1.0–3.0	1.0–2.0	1277	$5,037	$3.94	1d	1	1.06mi
21A Thorney Ave Huntington Station, NY	4.0	2.0	1512	$4,500	$2.98	21d	1	1.18mi

Listing history 31 events

1. 2026-06-18
   days on market $630,000 Active 30 DOM
2. 2026-06-17
   pricedays on market $630,000 Active 29 DOM
3. 2026-06-16
   days on market $575,977 Active 28 DOM
4. 2026-06-15
   days on market $575,977 Active 27 DOM
5. 2026-06-13
   days on market $575,977 Active 25 DOM
6. 2026-06-13
   days on market $575,977 Active 24 DOM
7. 2026-06-09
   days on market $575,977 Active 21 DOM
8. 2026-06-08
   days on market $575,977 Active 20 DOM
9. 2026-06-07
   days on market $575,977 Active 19 DOM
10. 2026-06-04
    days on market $575,977 Active 16 DOM
11. 2026-06-03
    days on market $575,977 Active 15 DOM
12. 2026-06-02
    days on market $575,977 Active 14 DOM
13. 2026-06-01
    days on market $575,977 Active 13 DOM
14. 2026-05-31
    days on market $575,977 Active 12 DOM
15. 2026-04-15
    listed $575,977 Active
16. 2014-02-19
    soldstatus $175,300
17. 2014-01-29
    soldstatus $175,300 Closed 100-char remark

    Show marketing remark (194 chars)

    Big Piece Of Property, This Sale Is Subject To A 3rd Party Approval, Perfect House For A 1st Started, Additional information: Appearance:Good,Interior Features:Lr/Dr,Separate Hotwater Heater:Yes

18. 2014-01-29
    soldstatus $175,300 194-char remark

    Show marketing remark (194 chars)

    Big Piece Of Property, This Sale Is Subject To A 3rd Party Approval, Perfect House For A 1st Started, Additional information: Appearance:Good,Interior Features:Lr/Dr,Separate Hotwater Heater:Yes

19. 2014-01-29
    soldstatus $175,300

    Show marketing remark (194 chars)

    Big Piece Of Property, This Sale Is Subject To A 3rd Party Approval, Perfect House For A 1st Started, Additional information: Appearance:Good,Interior Features:Lr/Dr,Separate Hotwater Heater:Yes

20. 2014-01-29
    soldstatus $175,300 Closed

    Show marketing remark (194 chars)

    Big Piece Of Property, This Sale Is Subject To A 3rd Party Approval, Perfect House For A 1st Started, Additional information: Appearance:Good,Interior Features:Lr/Dr,Separate Hotwater Heater:Yes

21. 2014-01-02
    historical 100-char remark

    Show marketing remark (100 chars)

    Big Piece Of Property, This Sale Is Subject To A 3rd Party Approval, Perfect House For A 1st Started

22. 2013-09-28
    historical
23. 2013-09-17
    listed $175,000 New 100-char remark

    Show marketing remark (100 chars)

    Big Piece Of Property, This Sale Is Subject To A 3rd Party Approval, Perfect House For A 1st Started

24. 2013-06-27
    historical
25. 2013-06-20
    listed $175,000 New
26. 2013-03-27
    listed $175,000 194-char remark

    Show marketing remark (194 chars)

    Big Piece Of Property, This Sale Is Subject To A 3rd Party Approval, Perfect House For A 1st Started, Additional information: Appearance:Good,Interior Features:Lr/Dr,Separate Hotwater Heater:Yes

27. 2012-09-27
    listed $175,000
28. 2012-09-27
    listed $149,977
29. 2003-09-12
    soldstatus $212,000
30. 1984-09-13
    soldstatus $62,000
31. 1980-09-30
    soldstatus $29,000

ⓘ 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: $3,486 · $291/mo
• Projected year-2 tax: $7,067 · $589/mo
• Expected delta: +$3,580/yr (+$298/mo · 102.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,953
• − Mortgage interest: −$35,290
• − Property taxes: −$3,486
• − Insurance: −$3,150
• − Repairs & maintenance: −$4,636
• − Management: −$4,636
• − Depreciation: −$18,327
• Taxable loss: −$11,573
• Est. tax savings @ 24.0%: +$2,778
• After-tax cash flow: $2,279/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 Station

• Score: 79/100
• State rank: #126
• US rank: #2028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Station, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 65,747
• Household income: $164,589
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 627.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 10% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 70% English-only · Spanish 15% Other Indo-European 6% Chinese 2%

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: ▼ -715.60%
• Current HPI: 317.5657
• Rent YoY: ▲ 4.54%
• 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

+1886.1% since first listed

17 events — show timeline

• 2026-04-15 Listed $575,977 OneKey® MLS as Distributed by MLS Grid
• 2014-02-19 Sold (Public Records) $175,300 Public Records
• 2014-01-29 Sold (MLS) $175,300 MLSLI
• 2014-01-29 Sold (MLS) $175,300 OneKey® MLS as Distributed by MLS Grid
• 2014-01-29 Sold (MLS) $175,300 OneKey® MLS as Distributed by MLS Grid
• 2014-01-29 Sold (MLS) $175,300 MLSLI
• 2014-01-02 Delisted — MLSLI
• 2013-09-28 Delisted — MLSLI
• 2013-09-17 Listed $175,000 MLSLI
• 2013-06-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-06-20 Listed $175,000 MLSLI
• 2013-03-27 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2012-09-27 Listed $149,977 OneKey® MLS as Distributed by MLS Grid
• 2012-09-27 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2003-09-12 Sold (Public Records) $212,000 Public Records
• 1984-09-13 Sold (Public Records) $62,000 Public Records
• 1980-09-30 Sold (Public Records) $29,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $3,486 · +0.0% YoY. Source: county tax records.