717 Doane Ave · North Bellport, NY 11713

$399,999

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 33 Days on market

Built 1950 7,405 sqft lot Est $392k · at est.

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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).

• Cash flow +14.2/30.0
• ARV discount +6.6/15.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• 1% rule +3.7/10.0
• 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

This Is A Fannie Mae Homepath Property. Three Bedroom Ranch With 1 Full Bath, Living Room, EIK And Fully Fenced Yard . Full Basement And 1 Car Attached Garage For Storage. Low Taxes! Close To School, Shopping And Public Transportation.

Key facts

• New boiler
• New baseboards
• Private driveway

Tags

• FULL UNFINISHED BASEMENT
• PRIVATE DRIVEWAY
• NEW BASEBOARDS
• NEW BOILER
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $66 ($794/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 $348k (12.9% below list).
• Recommended offer: $348k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Brookhaven Elementary School (506 students, 41% 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).
• Zoned-school proficiency averages 67% at this address vs 47% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the South Country Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 58 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 33 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $151k; list at $400k implies a 165% gain — meaningful room to come down on a strong offer.

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 $348,402 (12.9% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
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: 0.87% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $392,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Doane Ave	0.00mi	3/1.0	896 (0%)	1mo	$444,000	$496	99
743 Hoffman Ave	0.08mi	3/1.0	896 (0%)	2mo	$240,000	$268	95
603 Doane Ave	0.19mi	3/1.0	836 (-7%)	2mo	$410,000	$490	78
833 Doane Ave	0.20mi	3/1.0	950 (+6%)	9mo	$415,000	$437	73
609 Michigan Ave	0.21mi	3/1.0	968 (+8%)	7mo	$419,000	$433	71
623 Meade Ave	0.43mi	3/1.0	850 (-5%)	9mo	$355,000	$418	64
506 Scherger Ave	0.64mi	4/1.0 (+1)	908 (+1%)	4mo	$455,000	$501	59
803 Meade Ave	0.43mi	3/1.0	792 (-12%)	3mo	$440,000	$556	58
656 Scherger Ave	0.55mi	3/1.0	828 (-8%)	7mo	$463,500	$560	56
941 Provost Ave	0.52mi	3/1.0	964 (+8%)	9mo	$400,000	$415	55
917 Provost Ave	0.48mi	3/1.0	800 (-11%)	8mo	$350,000	$438	53
625 Scherger Ave	0.53mi	3/1.0	1,000 (+12%)	11mo	$399,000	$399	47

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-60,599
• Equity at exit: $59,641

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-47,324
• 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 11713

• Home prices YoY: -26.0%
• Active inventory: 58
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,484 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$422 /mo · $5,063/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $66

Break-even live

Break-even rent $3,400

Max offer price $399,999

Occupancy floor 93%

Sensitivity live

Price	-10% $293	-5% $179	+0% $66	+5% $-47	+10% $-160
Rent	-10% $-209	-5% $-71	+0% $66	+5% $204	+10% $341
Rate	-1.0pp $268	-0.5pp $168	base $66	+0.5pp $-37	+1.0pp $-143

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
640 Post Ave Bellport, NY	3.0	1.0	1024	$3,400	$3.32	1d	1	0.17mi
655 Post Ave Bellport, NY	3.0	1.0	1008	$3,350	$3.32	12d	1	0.17mi
849 Walker Ave Bellport, NY	3.0	1.0	884	$3,500	$3.96	6d	1	0.34mi
718 Provost Ave Bellport, NY	4.0	1.0	1100	$4,000	$3.64	45d	1	0.39mi
47 Station Rd Bellport, NY	2.0	1.0	1104	$3,500	$3.17	45d	1	1.37mi

Listing history 18 events

1. 2026-04-06
   status Pending
2. 2026-03-04
   historical $3,400
3. 2026-03-04
   listed $399,999 Active
4. 2026-01-06
   listed $3,400
5. 2026-01-06
   historical $3,400
6. 2025-12-10
   price $3,400
7. 2025-11-22
   price $3,500
8. 2025-11-14
   listed $3,600
9. 2019-11-25
   historical
10. 2019-09-27
    price $249,990
11. 2019-09-10
    listed $269,990 New
12. 2019-05-24
    soldstatus $151,101 Closed 235-char remark

    Show marketing remark (235 chars)

    This Is A Fannie Mae Homepath Property. Three Bedroom Ranch With 1 Full Bath, Living Room, EIK And Fully Fenced Yard . Full Basement And 1 Car Attached Garage For Storage. Low Taxes! Close To School, Shopping And Public Transportation.

13. 2019-05-10
    status Under Contract 235-char remark

    Show marketing remark (235 chars)

    This Is A Fannie Mae Homepath Property. Three Bedroom Ranch With 1 Full Bath, Living Room, EIK And Fully Fenced Yard . Full Basement And 1 Car Attached Garage For Storage. Low Taxes! Close To School, Shopping And Public Transportation.

14. 2019-04-05
    listed $134,900 New 235-char remark

    Show marketing remark (235 chars)

    This Is A Fannie Mae Homepath Property. Three Bedroom Ranch With 1 Full Bath, Living Room, EIK And Fully Fenced Yard . Full Basement And 1 Car Attached Garage For Storage. Low Taxes! Close To School, Shopping And Public Transportation.

15. 2018-06-14
    historical
16. 2018-04-04
    status Under Contract
17. 2018-03-13
    listed $119,900 New
18. 1999-04-14
    soldstatus $47,500

ⓘ 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: $5,063 · $422/mo
• Projected year-2 tax: $5,911 · $493/mo
• Expected delta: +$848/yr (+$71/mo · 16.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 18 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: $41,808
• − Mortgage interest: −$22,406
• − Property taxes: −$5,063
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,345
• − Management: −$3,345
• − Depreciation: −$11,636
• Taxable loss: −$5,987
• Est. tax savings @ 24.0%: +$1,437
• After-tax cash flow: $2,231/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

-92.8% since first listed

18 events — show timeline

• 2026-04-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-04 Rental Removed $3,400 ONEKEY
• 2026-03-04 Listed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Listed for Rent $3,400 ONEKEY
• 2026-01-06 Rental Removed $3,400 ONEKEY
• 2025-12-10 Price Changed $3,400 ONEKEY
• 2025-11-22 Price Changed $3,500 ONEKEY
• 2025-11-14 Listed for Rent $3,600 ONEKEY
• 2019-11-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-09-27 Price Changed $249,990 OneKey® MLS as Distributed by MLS Grid
• 2019-09-10 Listed $269,990 OneKey® MLS as Distributed by MLS Grid
• 2019-05-24 Sold (MLS) $151,101 OneKey® MLS as Distributed by MLS Grid
• 2019-05-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-04-05 Listed $134,900 OneKey® MLS as Distributed by MLS Grid
• 2018-06-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-04-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-03-13 Listed $119,900 OneKey® MLS as Distributed by MLS Grid
• 1999-04-14 Sold (Public Records) $47,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $5,063 · +0.0% YoY. Source: county tax records.