58 Royal Ave · Flanders, NY 11901

$500,000

2 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 9 Days on market

Built 1996 10,019 sqft lot Est $529k · 5% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 Bedroom, 1 Bath Ranch offering comfortable one-level living. Extensively maintained, this inviting home features an eat-in kitchen, convenient laundry room, and a functional layout designed for everyday living. Step outside to a beautiful fully fenced backyard filled with mature plantings and colorful flowers, creating a peaceful setting for relaxing or entertaining. Additional highlights include leaf filter gutter protection and a location just a short distance from the bay and a private community beach. A wonderful opportunity to enjoy easy living in a welcoming setting.

Key facts

• Laundry room
• Mature plantings
• Colorful flowers

Tags

• EAT-IN KITCHEN
• LAUNDRY ROOM
• FULLY FENCED BACKYARD
• MATURE PLANTINGS
• COLORFUL FLOWERS
• LEAF FILTER GUTTER PROTECTION

Property features AI

Exterior

• Parking: Driveway; No carport
• Utilities: Electricity connected (PSEG); Water connected; Cesspool sewer
• Home design: Single family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Oven; Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 5 rooms total (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Unfinished attic; Crawl space basement
• Laundry & utility: Laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $6k ($76k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $500k).

Location & tenants

• Location reads 56/100 on livability (#1,107 in NY) — a working-class tenant base; expect higher turnover. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Phillips Avenue School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 578 students, 50% FRL); Riverhead Middle School (math 18% / reading 35%, grade F, #594 of 729 statewide, top 81%, 827 students, 57% FRL); Riverhead Senior High School (math 80% / reading 86%, grade A, #440 of 1,100 statewide, top 40%, 2,001 students, 52% FRL).
• Market conditions: 188 active listings in the ZIP; 2 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 $3k of loan paydown is wiped out by about $15k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $140k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $212k; list at $500k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $500,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.41% ✓
• Cap rate: 21.44%
• Cash-on-cash: 54.11%
• DSCR: 3.41
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $528,807
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Royal Ave	0.05mi	2/1.0	1,036 (-4%)	10mo	$521,075	$503	83
1493 Flanders Rd	0.16mi	2/1.0	1,140 (+6%)	5mo	$560,000	$491	79
130 Sylvan Ave	0.31mi	2/1.0	1,000 (-7%)	6mo	$499,999	$500	69
163 Sylvan Ave	0.39mi	3/1.0 (+1)	1,100 (+2%)	9mo	$465,000	$423	66
68 Sylvan Ave	0.17mi	3/2.0 (+1)	1,021 (-5%)	20mo	$487,000	$477	58

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: 52.3%
• Equity multiple: 3.29×
• Total profit: $321,087
• Equity at exit: $74,552

10-year hold

• IRR: 57.5%
• Equity multiple: 6.70×
• Total profit: $797,457
• Equity at exit: $43,231

Cash invested: $140,000 (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 11901

• Home prices YoY: -29.5%
• Active inventory: 188
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $12,051 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$377 /mo · $4,525/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,531
• Net cashflow: $6,313

Break-even live

Break-even rent $4,060

Max offer price $500,000

Occupancy floor 43%

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Nash Ave Riverhead, NY	2.0	1.0	860	$15,000	$17.44	19d	1	0.43mi
67 Reeves Bay Trl Unit 1546122P Riverhead, NY	1.0	1.0	990	$5,161	$5.21	13d	1	1.16mi

Listing history 7 events

1. 2026-06-18
   days on market $500,000 Active 9 DOM
2. 2026-06-17
   days on market $500,000 Active 8 DOM
3. 2026-06-16
   days on market $500,000 Active 7 DOM
4. 2026-06-15
   days on market $500,000 Active 6 DOM
5. 2026-06-13
   days on market $500,000 Active 4 DOM
6. 2026-06-10
   remarks 590-char remark
7. 2026-06-10
   listed $500,000 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: $4,525 · $377/mo
• Projected year-2 tax: $6,487 · $541/mo
• Expected delta: +$1,963/yr (+$164/mo · 43.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $144,615
• − Mortgage interest: −$28,008
• − Property taxes: −$4,525
• − Insurance: −$2,500
• − Repairs & maintenance: −$11,569
• − Management: −$11,569
• − Depreciation: −$14,545
• Taxable income: $71,898
• Est. tax owed @ 24.0%: −$17,256
• After-tax cash flow: $58,501/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Flanders

• Score: 56/100
• State rank: #1107
• US rank: #22674

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: Flanders, NY
• Population (ZIP): 32,921

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 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 29% Two or more races 14% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Iranian 1% Portuguese 1%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 26% 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: ▼ -182.60%
• Current HPI: 436.7781
• 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

+346.4% since first listed

4 events — show timeline

• 2026-06-09 Listed $500,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-31 Sold (Public Records) $212,000 Public Records
• 2009-09-11 Sold (Public Records) $170,000 Public Records
• 1989-01-10 Sold (Public Records) $112,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $4,525 · +0.0% YoY. Source: county tax records.