11 George Dr · Mastic, NY 11950

$400,000

4 bd · 1.0 ba · 1,129 sqft · SingleFamily public records · 15 Days on market

Built 1950 7,405 sqft lot $354/sqft · 16% below area Est $503k · 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-bedroom Cape-style home full of potential! This fixer-upper is perfect for buyers looking to add their personal touch and build equity with cosmetic updates. Major improvements have already been taken care of, including a new roof, new hot water heater, updated furnace, upgraded electrical, 9 new windows and new insulation—giving you peace of mind on the big-ticket items. The home offers a functional layout and a large backyard—ideal for entertaining, gardening, or future expansion. Conveniently located within walking distance to a shopping center, making everyday errands a breeze. Just 6 miles from Smith Point Beach, you can enjoy coastal living and all the outdoor r

Key facts

• Upgraded electrical
• New hot water heater
• 9 new windows

Tags

• NEW ROOF
• NEW HOT WATER HEATER
• UPDATED FURNACE
• UPGRADED ELECTRICAL
• 9 NEW WINDOWS
• NEW INSULATION

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Cesspool sewer; Electricity connected; Public trash collection; Water connected
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Electric cooktop; Electric oven; Oven; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Bilco basement access

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $384k (4.0% below list).
• Recommended offer: $384k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.7% in Mastic — 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 63/100 on livability (#816 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; 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: Moriches Elementary School (math 52% / reading 57%, grade C, #908 of 2,108 statewide, top 46%, 822 students, 57% FRL); William Floyd Middle School (math 36% / reading 47%, grade F, #394 of 729 statewide, top 55%, 1,053 students, 54% 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: 100 active listings in the ZIP; 5 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 15 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $384,102 (4.0% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $503,192
• List price: $400,000
• Delta: -20.51%
• 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
25 Gores Dr	0.25mi	4/1.5	1,165 (+3%)	1mo	$425,000	$365	81
22 Garden Pl	0.37mi	4/2.5	1,182 (+5%)	3mo	$475,000	$402	67
70 Patchogue Ave	0.47mi	3/2.0 (-1)	1,130 (+0%)	5mo	$496,500	$439	65
29 Wood Ave	0.26mi	3/2.0 (-1)	1,200 (+6%)	7mo	$495,000	$413	63
14 Hawthorne St	0.32mi	3/2.0 (-1)	1,200 (+6%)	7mo	$500,000	$417	60
97 Maple Ave	0.68mi	3/1.0 (-1)	1,152 (+2%)	4mo	$403,000	$350	56
99 Grand Ave	0.60mi	3/1.0 (-1)	1,075 (-5%)	4mo	$460,000	$428	55
71 Oak Ave	0.75mi	3/1.5 (-1)	1,056 (-6%)	1mo	$475,000	$450	46
2 Dreamland St	0.69mi	3/1.0 (-1)	1,058 (-6%)	9mo	$525,000	$496	45
38 Midland Ave	0.67mi	3/1.0 (-1)	1,008 (-11%)	2mo	$405,000	$402	44
48 Forrest Ave	0.70mi	3/2.0 (-1)	1,075 (-5%)	9mo	$450,000	$419	43
68 Ostend Cir	0.68mi	3/2.0 (-1)	1,277 (+13%)	7mo	$630,000	$493	32

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-25,860
• Equity at exit: $59,641

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $27,219
• Equity at exit: $34,585

Cash invested: $112,000 (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 11950

• Home prices YoY: -33.2%
• Active inventory: 100
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,841 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $614

Break-even live

Break-even rent $3,064

Max offer price $400,000

Occupancy floor 79%

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Titmus Dr Mastic, NY	4.0	1.0	1428	$3,800	$2.66	43d	1	0.26mi
61 Gores Dr Mastic, NY	4.0	2.0	1397	$4,200	$3.01	1d	1	0.33mi
35 Auborn Ave Shirley, NY	3.0	1.0	1140	$3,700	$3.25	1d	1	0.98mi
61 Montgomery Ave Mastic, NY	3.0	2.0	1025	$3,400	$3.32	19d	1	0.99mi
48 Eleanor Ave Mastic, NY	3.0	1.0	975	$3,500	$3.59	24d	1	1.38mi

Listing history 2 events

1. 2026-05-13
   status Pending 855-char remark
2. 2026-04-27
   listed $400,000 Active 855-char remark

ⓘ 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: $1,872 · $156/mo
• Projected year-2 tax: $4,316 · $360/mo
• Expected delta: +$2,444/yr (+$204/mo · 130.5%)

ⓘ 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 · 19 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: $46,092
• − Mortgage interest: −$22,406
• − Property taxes: −$1,872
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,687
• − Management: −$3,687
• − Depreciation: −$11,636
• Taxable income: $803
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $7,176/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

• Score: 63/100
• State rank: #816
• US rank: #15786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mastic, NY
• City population: 16,944
• Population (ZIP): 16,944

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 0.59)
• Race & ethnicity: White 55% Hispanic / Latino 30% Two or more races 15% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 8%
• Common ancestry: Romanian 3% Scotch-Irish 1%
• Foreign-born: 18% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 20% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -228.55%
• Current HPI: 460.0878
• 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

2 events — show timeline

• 2026-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Listed $400,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-5.2%/yr

Latest (2025): $1,872 · +0.0% YoY. Source: county tax records.