7 Summerfield Ln S #7 · Northville, NY 11901

$630,000

3 bd · 2.0 ba · 1,686 sqft · Condo · 9 Days on market

Built 2003 Good condition $515/mo HOA · 2% of rent

---

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 +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare direct Pond-Front setting with peaceful fountains to enjoy while dining al fresco on your private patio. Highly Sought-After Silver Village community in the quaint North Fork hamlet of Aquebogue! This spectacular unit with outstanding pond views boasts backyard privacy and fabulous sunset views to the west. Filled with natural light, this Open-Airy unit with Vaulted Ceilings and 2 central skylight windows is move-In ready. The Open Concept Living Room has a corner gas fireplace, an adjacent dining area, and an Eat-In Kitchen with stainless steel appliances. But it is the direct pond views and easy access through lovely glass sliders to the spacious back patio, that sets this unit apart from others. A newer motorized awning provides cooling afternoon shade as well as ability to enjoy full morning sun. This larger 3-Bedroom, 2 full bath Brookwood Model provides a Full Primary En-Suite with a New walk-in shower, & double sinks in your primary bath. There is also a full Walk-In Closet and a 2nd private en-suite closet for added convenience. The spacious guest bedroom has a large closet with a full bath across the hall. The 3rd Bedroom gives you the flexibility to use it as a separate den/study/home gym or crafts space. The larger main hall has a separate nook that some chose to set up as their home office or a separate sitting/reading area. This way they/you can enjoy an office office space there PLUS enjoy and be able to utilize the 3 Full Bedrooms! Your private garage has pull-down stairs to the ample attic which has been customized with shelving for easier storage. The home features natural gas heating & hotwater with Central Air, and a newer electric awning. There this is added flexibility as this community does not have age restrictions. Your unit is just a short walk to the Community In-ground Pool, Outdoor Lounge Area, and Large Club-House, which hosts community activities and social opportunities. 2 Domestic Animals permitted per unit. DON’T WAIT ON THIS ONE! Available units don't last in the coveted tree-lined Silver Village community. Conveniently located in the heart of the North Fork you also have easy access to multiple town beaches on the Bay or Sound, with convenient access to ocean beaches, county parks and numerous Marinas and Golf Courses. Come enjoy the Beautiful North Fork, its Gourmet Restaurants, Vineyard Wineries, Breweries, Retail shopping and Outlets, nearby Farmstands & Agricultural Attractions, and the endless year-round opportunities North Fork Living provides.

Key facts

• Backyard privacy
• Natural light
• Private patio

Tags

• POND-FRONT SETTING
• PRIVATE PATIO
• BACKYARD PRIVACY
• SUNSET VIEWS
• NATURAL LIGHT
• VAULTED CEILINGS

Property features AI

Finance

• HOA & community: Association fee $515 monthly; Association amenities include clubhouse, grounds maintenance, pool, and trash service; Association fee covers common area maintenance, exterior maintenance, grounds care, pool service, snow removal, trash, and water

Exterior

• Parking: Driveway; Garage (1 car); No carport
• Security: Private entrance
• Utilities: Shared septic; Water connected; Electricity connected; Natural gas connected; Cable available; Phone available; Private trash collection
• Home design: Condominium; Single-story (one level); Entry on level 1; Frame construction; Property condition: Actual
• Construction: Frame construction
• Exterior features: Awning(s); Private entrance; Patio; Back yard; Cleared and landscaped grounds; Cul-de-sac location; Level lot; Partially wooded; Sprinklers in front and rear; Views; Near golf course, school, and shops; Overlooks a pond; Community pool (fenced, in-ground)

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances; Pantry; Eat-in kitchen; Open kitchen
• Bedrooms: Master bedroom on the first floor
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Forced air / hot air; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; Ceiling fans; Double vanity; Eat-in kitchen; Entrance foyer; Open floorplan; Open kitchen; Pantry; Primary bathroom; Master on main level; Storage; Walk-in closets; Washer/dryer hookup; Storm door(s); Patio; Pets allowed (cats and dogs; number limit)
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $630k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $15k ($175k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $630k).
• Cap rate 34.0% vs local median 2.9% in Northville — 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 64/100 on livability (#759 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, 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: Aquebogue Elementary School (math 47% / reading 57%, grade C-, #988 of 2,108 statewide, top 49%, 474 students, 40% 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).
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Riverhead Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 191 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 $4k of loan paydown is wiped out by about $19k 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 $176k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $630,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.90% ✓
• Cap rate: 33.99%
• Cash-on-cash: 98.93%
• DSCR: 5.40
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 100.0%
• Equity multiple: 5.68×
• Total profit: $824,831
• Equity at exit: $93,935

10-year hold

• IRR: —
• Equity multiple: 11.85×
• Total profit: $1,913,711
• Equity at exit: $54,471

Cash invested: $176,400 (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: 191
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $24,571 medium
• Mortgage (P&I): −$3,304
• Tax est. 1.5%: −$788 /mo · $9,450/yr
• Insurance: −$262
• HOA: −$515
• Vacancy / Maint / Mgmt: −$5,160
• Net cashflow: $14,543

Break-even live

Break-even rent $6,163

Max offer price $630,000

Occupancy floor 36%

Sensitivity live

Price	-10% $14,978	-5% $14,760	+0% $14,543	+5% $14,325	+10% $14,107
Rent	-10% $12,602	-5% $13,572	+0% $14,543	+5% $15,513	+10% $16,484
Rate	-1.0pp $14,860	-0.5pp $14,703	base $14,543	+0.5pp $14,379	+1.0pp $14,213

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: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Grant DR Aquebogue, NY	3.0	2.5	1900	$20,000	$10.53	45d	1	0.97mi
120 Promenade Dr Aquebogue, NY	4.0	2.0	1825	$29,000	$15.89	45d	1	0.97mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Likely covers: watergaselectricpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $630,000 Active 9 DOM
2. 2026-06-18
   days on market $630,000 Active 6 DOM
3. 2026-06-17
   days on market $630,000 Active 5 DOM
4. 2026-06-16
   days on market $630,000 Active 4 DOM
5. 2026-06-15
   days on market $630,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $630,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥92°F today · 21 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $294,858
• − Mortgage interest: −$35,290
• − Property taxes: −$9,450
• − Insurance: −$3,150
• − Repairs & maintenance: −$23,589
• − Management: −$23,589
• − HOA: −$6,180
• − Depreciation: −$18,327
• Taxable income: $175,283
• Est. tax owed @ 24.0%: −$42,068
• After-tax cash flow: $132,444/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready townhouse in the Silver Village community offers direct pond views and easy access to the back patio. The home is in good condition with a good condition score of 80 and requires some cosmetic repairs and maintenance to further enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers
• Both Trim the bushes and hedges — Well-maintained landscaping can improve the overall appearance and add value to the property
• Both Maintain the pond and fountains — A well-maintained pond and fountains can add to the aesthetic appeal and increase the property's value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers ↑
• Both Trim the bushes and hedges — Well-maintained landscaping can improve the overall appearance and add value to the property ↑
• Both Maintain the pond and fountains — A well-maintained pond and fountains can add to the aesthetic appeal and increase the property's value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Northville

• Score: 64/100
• State rank: #759
• US rank: #14567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northville, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $630,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listed $630,000 OneKey® MLS as Distributed by MLS Grid