72 Diana Dr · Mastic Beach, NY 11951

$175,000

3 bd · 2.0 ba · 884 sqft · Other public records · 91 Days on market

Built 1937 10,019 sqft lot $198/sqft · 60% below area

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cash or Renovation Loan. Property needs to be lifted 5 feet.

Key facts

• 0.23 acre lot
• Built 1937
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.7% in Mastic Beach — 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 61/100 on livability (#936 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools D, crime D, amenities 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.
• Market conditions: 133 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $75k; list at $175k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.70% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.65%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $441,365
• List price: $175,000
• Delta: -60.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.87×
• Total profit: $140,806
• Equity at exit: $157,654

10-year hold

• IRR: 32.1%
• Equity multiple: 8.75×
• Total profit: $379,728
• Equity at exit: $339,987

Cash invested: $49,000 (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 11951

• Home prices YoY: 4.3%
• Active inventory: 133
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,973 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$73
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $709

Break-even live

Break-even rent $2,075

Max offer price $175,000

Occupancy floor 71%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Hackensack Rd Mastic Beach, NY	3.0	1.0	792	$3,150	$3.98	16d	1	0.57mi
79 Manor Dr Shirley, NY	2.0	1.0	600	$2,800	$4.67	1d	1	1.23mi
67 Saint George Dr Shirley, NY	2.0	1.0	714	$2,750	$3.85	44d	1	1.31mi
5 Cedar Rd E Mastic Beach, NY	3.0	1.0	740	$2,900	$3.92	1d	1	1.34mi

Listing history 15 events

1. 2026-02-24
   listed $175,000 Active 60-char remark

   Show marketing remark (60 chars)

   Cash or Renovation Loan. Property needs to be lifted 5 feet.

2. 2022-02-18
   soldstatus $75,000
3. 2022-01-07
   soldstatus $70,000 Closed 366-char remark

   Show marketing remark (366 chars)

   To all the investors, No Guarantees Or Warrantees On Anything -Major Project For Builder Or Contractors-Cash Only, as it is, Down to Studs, flood insurance is required, House need to be lifted, previous owner was looking to demolish and build new house, never completed but he is willing to provide drawing cd if new buyer would like it. See attachment for more info

4. 2021-10-20
   status Pending 366-char remark

   Show marketing remark (366 chars)

   To all the investors, No Guarantees Or Warrantees On Anything -Major Project For Builder Or Contractors-Cash Only, as it is, Down to Studs, flood insurance is required, House need to be lifted, previous owner was looking to demolish and build new house, never completed but he is willing to provide drawing cd if new buyer would like it. See attachment for more info

5. 2021-09-02
   listed $85,000 Active 366-char remark

   Show marketing remark (366 chars)

   To all the investors, No Guarantees Or Warrantees On Anything -Major Project For Builder Or Contractors-Cash Only, as it is, Down to Studs, flood insurance is required, House need to be lifted, previous owner was looking to demolish and build new house, never completed but he is willing to provide drawing cd if new buyer would like it. See attachment for more info

6. 2018-07-24
   soldstatus $62,500 Closed
7. 2018-05-15
   status Under Contract
8. 2018-02-02
   listed $69,990 New
9. 2014-07-22
   soldstatus $40,000
10. 2014-07-22
    soldstatus $40,000 Closed
11. 2014-04-23
    status Under Contract
12. 2014-01-10
    status Back On Market
13. 2013-12-27
    status Under Contract
14. 2013-06-20
    listed $65,000 New
15. 2013-06-20
    listed $65,000

ⓘ 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: $2,254 · $188/mo
• Projected year-2 tax: $2,606 · $217/mo
• Expected delta: +$352/yr (+$29/mo · 15.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $35,672
• − Mortgage interest: −$9,803
• − Property taxes: −$2,254
• − Insurance: −$6,400
• − Repairs & maintenance: −$2,854
• − Management: −$2,854
• − Depreciation: −$5,091
• Taxable income: $6,416
• Est. tax owed @ 24.0%: −$1,540
• After-tax cash flow: $6,974/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 Beach

• Score: 61/100
• State rank: #936
• US rank: #18216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mastic Beach, NY
• City population: 15,830
• Population (ZIP): 15,830

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 2%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% 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: ▲ 34.46%
• Current HPI: 829.86
• 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

+169.2% since first listed

15 events — show timeline

• 2026-02-24 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-18 Sold (Public Records) $75,000 Public Records
• 2022-01-07 Sold (MLS) $70,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-09-02 Listed $85,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-24 Sold (MLS) $62,500 OneKey® MLS as Distributed by MLS Grid
• 2018-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-02-02 Listed $69,990 OneKey® MLS as Distributed by MLS Grid
• 2014-07-22 Sold (MLS) $40,000 MLSLI
• 2014-07-22 Sold (MLS) $40,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-23 Pending — MLSLI
• 2014-01-10 Relisted — MLSLI
• 2013-12-27 Pending — MLSLI
• 2013-06-20 Listed $65,000 MLSLI
• 2013-06-20 Listed $65,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2025): $2,254 · +0.0% YoY. Source: county tax records.