250 Cypress Dr · Mastic Beach, NY 11951

$435,000

3 bd · 1.5 ba · 1,702 sqft · SingleFamily public records · 56 Days on market

Built 1967 9,583 sqft lot $256/sqft · 24% below area Est $575k · 24% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• Schools +4.7/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this Split Ranch Home, with a little TLC it can be your dream home! Coming in you will be entering the first floor where you'll find the living room area leading to the EIK which comes with stainless appliances. First floor also offers a bedroom and full bath. You'll walk up to the second floor where you will find 2 other bedrooms. The lower level walks out to the backyard. It is close to public transportation, shopping center, and more. Come see the potential of this home, it won't last!

Key facts

• Shopping center
• Split ranch home
• Stainless appliances

Tags

• SPLIT RANCH HOME
• STAINLESS APPLIANCES
• WALKS OUT TO BACKYARD
• CLOSE TO PUBLIC TRANSPORTATION
• SHOPPING CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $388k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (12.8% below list).
• Recommended offer: $379k (12.8% below list) — sets the bar for 1% rule.

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 leasing fast (median 2d on market — plan ~1-2 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 $47k of equity ($3k loan paydown + $44k 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.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $340k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $379,430 (12.8% 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 56 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 9.6

CMA / ARV

• ARV (median comp): $575,059
• List price: $435,000
• Delta: -24.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
268 Beaver Dr	0.07mi	3/2.0	1,500 (-12%)	7mo	$490,000	$327	69
290 Cypress Dr	0.22mi	4/2.5 (+1)	1,808 (+6%)	10mo	$570,000	$315	62
196 Neighborhood Rd	0.67mi	4/2.0 (+1)	1,700 (-0%)	2mo	$575,000	$338	60
316 Whittier Dr	0.46mi	3/3.0	1,600 (-6%)	9mo	$560,000	$350	55
11 President Rd	0.29mi	3/3.0	1,900 (+12%)	10mo	$583,000	$307	53
49 Barclay Rd	0.58mi	4/2.5 (+1)	1,591 (-6%)	1mo	$630,000	$396	52
97 Overlook Dr	0.65mi	3/2.0	1,615 (-5%)	9mo	$480,000	$297	51
189 Beaver Dr	0.51mi	4/1.5 (+1)	1,470 (-14%)	3mo	$560,000	$381	46
23 Washington Ave	0.70mi	3/2.0	1,600 (-6%)	11mo	$525,000	$328	46
407 Floyd Rd S	0.63mi	3/2.5	1,540 (-10%)	7mo	$535,000	$347	45
102 Dahlia Dr	0.75mi	3/2.0	1,550 (-9%)	10mo	$545,000	$352	39
218 Wavecrest Dr	0.68mi	4/2.0 (+1)	1,908 (+12%)	4mo	$560,000	$294	37

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: 22.4%
• Equity multiple: 2.81×
• Total profit: $220,123
• Equity at exit: $391,882

10-year hold

• IRR: 20.1%
• Equity multiple: 6.44×
• Total profit: $662,028
• Equity at exit: $845,109

Cash invested: $121,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,794 medium
• Mortgage (P&I): −$2,281
• Tax from tax record: −$802 /mo · $9,625/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$797
• Net cashflow: $-267

Break-even live

Break-even rent $4,132

Max offer price $387,833

Occupancy floor —

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
192 Cypress Dr Mastic Beach, NY	4.0	2.0	1404	$3,800	$2.71	44d	1	0.29mi
149 Washington Dr Mastic Beach, NY	3.0	1.0	1152	$3,400	$2.95	1d	1	0.66mi
126 Flower Rd Shirley, NY	4.0	1.0	1756	$4,100	$2.33	1d	1	1.21mi
165 Lynbrook Dr Mastic Beach, NY	3.0	2.0	1520	$4,000	$2.63	1d	1	1.27mi

Listing history 13 events

1. 2026-05-15
   status Pending 504-char remark

   Show marketing remark (504 chars)

   Welcome to this Split Ranch Home, with a little TLC it can be your dream home! Coming in you will be entering the first floor where you'll find the living room area leading to the EIK which comes with stainless appliances. First floor also offers a bedroom and full bath. You'll walk up to the second floor where you will find 2 other bedrooms. The lower level walks out to the backyard. It is close to public transportation, shopping center, and more. Come see the potential of this home, it won't last!

2. 2026-04-16
   status Active 504-char remark

   Show marketing remark (504 chars)

   Welcome to this Split Ranch Home, with a little TLC it can be your dream home! Coming in you will be entering the first floor where you'll find the living room area leading to the EIK which comes with stainless appliances. First floor also offers a bedroom and full bath. You'll walk up to the second floor where you will find 2 other bedrooms. The lower level walks out to the backyard. It is close to public transportation, shopping center, and more. Come see the potential of this home, it won't last!

3. 2026-01-05
   listed $435,000 Active 504-char remark

   Show marketing remark (504 chars)

   Welcome to this Split Ranch Home, with a little TLC it can be your dream home! Coming in you will be entering the first floor where you'll find the living room area leading to the EIK which comes with stainless appliances. First floor also offers a bedroom and full bath. You'll walk up to the second floor where you will find 2 other bedrooms. The lower level walks out to the backyard. It is close to public transportation, shopping center, and more. Come see the potential of this home, it won't last!

4. 2024-11-08
   historical
5. 2024-11-05
   status Active
6. 2024-10-12
   listed $395,000 Active
7. 2024-10-09
   historical
8. 2022-02-04
   soldstatus $340,000
9. 2021-12-22
   soldstatus $340,000 Closed
10. 2021-08-24
    status Pending
11. 2021-07-30
    price $359,999
12. 2021-07-26
    listed $374,900 Active
13. 2002-11-15
    soldstatus $202,500

ⓘ 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: $9,625 · $802/mo
• Projected year-2 tax: $9,625 · $802/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,532
• − Mortgage interest: −$24,367
• − Property taxes: −$9,625
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,643
• − Management: −$3,643
• − Depreciation: −$12,655
• Taxable loss: −$10,575
• Est. tax savings @ 24.0%: +$2,538
• After-tax cash flow: $-666/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

+114.8% since first listed

13 events — show timeline

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Listed $435,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-11-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-12 Listed $395,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-09 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2022-02-04 Sold (Public Records) $340,000 Public Records
• 2021-12-22 Sold (MLS) $340,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-07-30 Price Changed $359,999 OneKey® MLS as Distributed by MLS Grid
• 2021-07-26 Listed $374,900 OneKey® MLS as Distributed by MLS Grid
• 2002-11-15 Sold (Public Records) $202,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $9,625 · +0.0% YoY. Source: county tax records.