85 Woodside Rd · Mastic Beach, NY 11951

$359,990

3 bd · 1.0 ba · 764 sqft · SingleFamily public records · 93 Days on market

Built 1934 10,019 sqft lot $471/sqft · 9% below area Est $397k · 9% under

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Why this score? — see what drove the C- 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 +12.6/30.0
• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling All Investors! LOW Taxes! Current long term great tenant would love to stay! 3 bedrooms , full bathroom, and unfinished basement on corner lot! Home can be part of a package deal with 5 other homes!! Be the 1st!

Key facts

• 0.23 acre lot
• Built 1934
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-49 ($-583/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (16.6% below list).
• Recommended offer: $300k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Mastic Beach — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $38k of equity ($2k loan paydown + $36k 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 $101k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $130k; list at $360k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,366 (16.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.83% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (median comp): $396,799
• List price: $359,990
• Delta: -9.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Woodside Rd	0.03mi	3/1.0	800 (+5%)	10mo	$369,000	$461	82
123 Lynbrook Dr	0.20mi	2/1.0 (-1)	795 (+4%)	3mo	$370,000	$465	76
128 Maywood Dr	0.24mi	3/1.0	756 (-1%)	15mo	$420,000	$556	75
192 E Parkview Dr	0.31mi	3/1.0	800 (+5%)	7mo	$377,000	$471	72
32 Bogota Rd	0.36mi	3/1.0	748 (-2%)	16mo	$360,000	$481	67
313 Forest Rd W	0.13mi	2/1.0 (-1)	864 (+13%)	5mo	$399,000	$462	63
80 Bayview Dr	0.51mi	3/1.0	720 (-6%)	11mo	$309,000	$429	57
706 Riviera Dr	0.45mi	2/1.0 (-1)	810 (+6%)	13mo	$395,000	$488	53
116 Elder Dr	0.42mi	2/1.0 (-1)	682 (-11%)	15mo	$215,000	$315	45
180 Woodside Rd	0.48mi	2/1.0 (-1)	694 (-9%)	22mo	$380,000	$548	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.91×
• Total profit: $192,970
• Equity at exit: $324,308

10-year hold

• IRR: 21.2%
• Equity multiple: 6.66×
• Total profit: $570,707
• Equity at exit: $699,381

Cash invested: $100,797 (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: 10.0×

Monthly cashflow live

• Estimated rent: $3,004 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$384 /mo · $4,604/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $-49

Break-even live

Break-even rent $3,065

Max offer price $351,405

Occupancy floor 97%

Sensitivity live

Price	-10% $155	-5% $53	+0% $-49	+5% $-150	+10% $-252
Rent	-10% $-286	-5% $-167	+0% $-49	+5% $70	+10% $189
Rate	-1.0pp $133	-0.5pp $43	base $-49	+0.5pp $-142	+1.0pp $-237

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: $89,998
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	17d	1	0.32mi
79 Manor Dr Shirley, NY	2.0	1.0	600	$2,800	$4.67	2d	1	0.85mi
67 Saint George Dr Shirley, NY	2.0	1.0	714	$2,750	$3.85	45d	1	0.92mi

Listing history 27 events

1. 2026-06-18
   status $359,990 Pending 93 DOM
2. 2026-06-17
   days on market $359,990 Active 93 DOM
3. 2026-06-16
   days on market $359,990 Active 92 DOM
4. 2026-06-15
   days on market $359,990 Active 91 DOM
5. 2026-06-13
   days on market $359,990 Active 89 DOM
6. 2026-06-13
   days on market $359,990 Active 88 DOM
7. 2026-06-09
   days on market $359,990 Active 85 DOM
8. 2026-06-08
   days on market $359,990 Active 84 DOM
9. 2026-06-07
   days on market $359,990 Active 83 DOM
10. 2026-06-04
    days on market $359,990 Active 80 DOM
11. 2026-06-03
    days on market $359,990 Active 79 DOM
12. 2026-06-02
    days on market $359,990 Active 78 DOM
13. 2026-06-01
    days on market $359,990 Active 77 DOM
14. 2026-05-31
    days on market $359,990 Active 76 DOM
15. 2026-03-16
    listed $359,990 Active 220-char remark

    Show marketing remark (220 chars)

    Calling All Investors! LOW Taxes! Current long term great tenant would love to stay! 3 bedrooms , full bathroom, and unfinished basement on corner lot! Home can be part of a package deal with 5 other homes!! Be the 1st!

16. 2018-06-13
    soldstatus $130,000
17. 2018-05-17
    soldstatus $130,000 Closed 138-char remark

    Show marketing remark (138 chars)

    3 Bedroom Home On Corner Property With Full Basement.. Freshly Painted--Low Taxes-Good Investment, Additional information: Appearance:Nice

18. 2018-02-28
    status Under Contract 138-char remark

    Show marketing remark (138 chars)

    3 Bedroom Home On Corner Property With Full Basement.. Freshly Painted--Low Taxes-Good Investment, Additional information: Appearance:Nice

19. 2018-01-19
    price $149,000 138-char remark

    Show marketing remark (138 chars)

    3 Bedroom Home On Corner Property With Full Basement.. Freshly Painted--Low Taxes-Good Investment, Additional information: Appearance:Nice

20. 2018-01-09
    price $149,990 138-char remark

    Show marketing remark (138 chars)

    3 Bedroom Home On Corner Property With Full Basement.. Freshly Painted--Low Taxes-Good Investment, Additional information: Appearance:Nice

21. 2017-09-12
    listed $139,990 New 138-char remark

    Show marketing remark (138 chars)

    3 Bedroom Home On Corner Property With Full Basement.. Freshly Painted--Low Taxes-Good Investment, Additional information: Appearance:Nice

22. 2012-06-28
    historical
23. 2012-06-11
    soldstatus $60,000
24. 2012-03-28
    listed $70,000
25. 2006-07-03
    soldstatus $206,000
26. 2000-01-06
    soldstatus $50,000
27. 1994-10-12
    soldstatus $59,000

ⓘ 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: $4,604 · $384/mo
• Projected year-2 tax: $5,344 · $445/mo
• Expected delta: +$740/yr (+$62/mo · 16.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 20 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: $36,044
• − Mortgage interest: −$20,165
• − Property taxes: −$4,604
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,884
• − Management: −$2,884
• − Depreciation: −$10,472
• Taxable loss: −$6,765
• Est. tax savings @ 24.0%: +$1,623
• After-tax cash flow: $1,040/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

+510.2% since first listed

13 events — show timeline

• 2026-03-16 Listed $359,990 OneKey® MLS as Distributed by MLS Grid
• 2018-06-13 Sold (Public Records) $130,000 Public Records
• 2018-05-17 Sold (MLS) $130,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-01-19 Price Changed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-09 Price Changed $149,990 OneKey® MLS as Distributed by MLS Grid
• 2017-09-12 Listed $139,990 OneKey® MLS as Distributed by MLS Grid
• 2012-06-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-06-11 Sold (Public Records) $60,000 Public Records
• 2012-03-28 Listed $70,000 OneKey® MLS as Distributed by MLS Grid
• 2006-07-03 Sold (Public Records) $206,000 Public Records
• 2000-01-06 Sold (Public Records) $50,000 Public Records
• 1994-10-12 Sold (Public Records) $59,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $4,604 · +0.0% YoY. Source: county tax records.