14 Campus Dr · Farmingville, NY 11738

$525,000

4 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 20 Days on market

Built 1968 0.28 ac lot Est $583k · 10% under

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Why this score? — see what drove the B- 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 +24.3/30.0
• ARV discount +12.0/15.0
• DSCR +7.8/10.0
• Schools +6.6/10.0
• 1% rule +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks with this 4 bedroom, 2 bath home. Situated on over a quarter-acre property, this home offers great potential for buyers looking to make it their own. Features include a primary bedroom with en suite bath. Home presents a fantastic opportunity to customize and add value. Conveniently located near shopping, parks, and transportation. Don't miss this chance to create your dream home.

Key facts

• 0.28 acre lot
• Garage
• Built 1968

Tags

• QUARTER-ACRE PROPERTY

Property features AI

Exterior

• Parking: Off-street parking; 1-car garage
• Utilities: Electricity connected (PSEG); Water connected; Cesspool sewer; Public trash collection
• Home design: Single family residence; One story; Living area per public records
• Construction: Slab foundation; Vinyl siding construction; Property condition: Actual
• Exterior features: Vinyl siding; Level lot; Shed(s)

Interior

• Kitchen: Cooktop; Electric oven; Oven; Dishwasher
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; No central cooling
• Interior features: Eat-in kitchen; Washer/dryer hookup; Dining area
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $517k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.3% in Farmingville — 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 67/100 on livability (#592 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B; Watch: amenities F, commute F, cost of living F.
• Sachem Central School District (suburban): math 69% / reading 76% proficiency, ranked #86 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Chippewa Elementary School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 515 students, 25% FRL); Sagamore Middle School (math 44% / reading 57%, grade C, #259 of 729 statewide, top 36%, 933 students, 30% FRL); Sachem High School East (math 94% / reading 93%, grade A+, #131 of 1,100 statewide, top 13%, 2,082 students, 28% FRL).
• Market conditions: 68 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 20 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $517,125 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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 B-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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $583,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 College Hills Dr	0.38mi	3/1.5 (-1)	1,412 (+7%)	12mo	$569,000	$403	53
416 Blue Point Rd	0.66mi	3/2.0 (-1)	1,300 (-2%)	12mo	$574,000	$442	52
28 Leeds Blvd	0.59mi	3/1.0 (-1)	1,363 (+3%)	11mo	$575,000	$422	49
31 Tulip Ave	0.70mi	3/3.0 (-1)	1,400 (+6%)	11mo	$695,000	$496	39
15 Carnegie Dr	0.62mi	3/1.5 (-1)	1,460 (+11%)	10mo	$655,000	$449	38
21 John Dr	0.75mi	3/2.0 (-1)	1,152 (-13%)	3mo	$563,000	$489	36
15 Walnut Ave	0.69mi	5/2.0 (+1)	1,168 (-12%)	11mo	$505,000	$432	34
30 Olive Ct	0.75mi	3/2.0 (-1)	1,220 (-8%)	18mo	$530,000	$434	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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-18,001
• Equity at exit: $78,279

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $70,763
• 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 11738

• Active inventory: 68
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $5,799 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$557 /mo · $6,680/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,218
• Net cashflow: $1,053

Break-even live

Break-even rent $4,467

Max offer price $525,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,350	-5% $1,201	+0% $1,053	+5% $904	+10% $755
Rent	-10% $595	-5% $824	+0% $1,053	+5% $1,282	+10% $1,511
Rate	-1.0pp $1,317	-0.5pp $1,186	base $1,053	+0.5pp $917	+1.0pp $778

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Maple Ln Farmingville, NY	2.0–3.0	2.0–2.5	1869	$5,799	$3.10	0d	14	0.71mi

Listing history 14 events

1. 2026-06-21
   days on market $525,000 Active 20 DOM
2. 2026-06-18
   days on market $525,000 Active 17 DOM
3. 2026-06-17
   days on market $525,000 Active 16 DOM
4. 2026-06-16
   days on market $525,000 Active 15 DOM
5. 2026-06-15
   days on market $525,000 Active 14 DOM
6. 2026-06-13
   days on market $525,000 Active 12 DOM
7. 2026-06-13
   days on market $525,000 Active 11 DOM
8. 2026-06-09
   days on market $525,000 Active 8 DOM
9. 2026-06-08
   days on market $525,000 Active 7 DOM
10. 2026-06-07
    days on market $525,000 Active 6 DOM
11. 2026-06-04
    days on market $525,000 Active 3 DOM
12. 2026-06-03
    days on market $525,000 Active 2 DOM
13. 2026-06-02
    remarks 402-char remark
14. 2026-06-02
    listed $525,000 Active 1 DOM

ⓘ 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: $6,680 · $557/mo
• Projected year-2 tax: $7,776 · $648/mo
• Expected delta: +$1,096/yr (+$91/mo · 16.4%)

ⓘ 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 6 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,588
• − Mortgage interest: −$29,408
• − Property taxes: −$6,680
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,567
• − Management: −$5,567
• − Depreciation: −$15,273
• Taxable income: $4,468
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $11,560/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: Sachem Central School District
• NCES district ID: 3625350
• Math proficiency: 69% ▬ 0.00%
• Reading proficiency: 76% ▲ 12.00%
• Median HH income: $92,968
• Composite: 65.53/100
• National rank: #472
• State rank: #86 of 590 in NY

Livability — Farmingville

• Score: 67/100
• State rank: #592
• US rank: #10732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmingville, NY
• City population: 20,246
• Population (ZIP): 20,246

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 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 23% Two or more races 8% Black 6% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 3% Estonian 2% Russian 2%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 74% English-only · Spanish 13% Other Indo-European 8% Other Asian/Pacific 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: ▼ -605.51%
• Current HPI: 364.6287
• 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

1 event — show timeline

• 2026-05-29 Listed $525,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $6,680 · +0.0% YoY. Source: county tax records.