21 Ruby Ln · South Huntington, NY 11746

$540,000

3 bd · 2.0 ba · 1,574 sqft · SingleFamily · 85 Days on market

Built 1954 0.25 ac lot $343/sqft · 25% below area Est $721k · 25% under

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Why this score? — see what drove the D 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
• Cash flow +8.1/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant OCCUPIED. DO NOT DISTURB. Completely renovated and move-in ready, this charming Cape offers the perfect blend of classic style and modern updates. Featuring 3 spacious bedrooms and 2 beautifully updated full bathrooms, the home has been thoughtfully redesigned with today’s buyer in mind. Step inside to find a bright and inviting layout with updated flooring, a stylish kitchen with modern finishes, and refreshed bathrooms with clean, contemporary details. The flexible floor plan provides comfortable living space with room to grow. Additional highlights include a full unfinished basement—perfect for storage or future expansion—and a detached one-car garage for added convenience. With all the major updates already completed, this home offers low-maintenance living and peace of mind.

Key facts

• Move-in ready
• Renovated
• Flexible floor plan

Tags

• RENOVATED
• MOVE-IN READY
• UPDATED FLOORING
• STYLISH KITCHEN
• REFRESHED BATHROOMS
• FLEXIBLE FLOOR PLAN

🏷️ Possibly a rental listed for sale. The $540,000 price doesn't fit this home's estimated sale value (~$720,918) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $540k.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $447k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $442k (18.1% below list).
• Recommended offer: $442k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.2% in South Huntington — 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 78/100 on livability (#171 in NY, #2,673 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• South Huntington Union Free School District (suburban): math 48% / reading 55% proficiency, ranked #290 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Walt Whitman High School (math 96% / reading 94%, grade A+, #83 of 1,100 statewide, top 8%, 1,991 students, 52% FRL) — zoned schools average 52% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 95% at this address vs 52% district-wide (+44 pts) — the actual schools serving this property are materially stronger than the South Huntington Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 313 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($165k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($508k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $60k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $540k implies a 980% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $442,243 (18.1% 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 85 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — 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 A-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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 10.2

CMA / ARV

• ARV (median comp): $720,918
• List price: $540,000
• Delta: -25.10%
• 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
16 E Cortelyou St	0.40mi	3/1.5	1,600 (+2%)	3mo	$649,000	$406	74
55 Bogart St	0.33mi	3/2.0	1,700 (+8%)	2mo	$610,000	$359	70
215 Beverly Rd	0.56mi	3/2.0	1,600 (+2%)	6mo	$620,000	$388	66
230 Cook St	0.33mi	3/1.5	1,720 (+9%)	5mo	$715,000	$416	63
77 Lodge Ave	0.50mi	3/1.5	1,500 (-5%)	6mo	$580,000	$387	62
23 Birchwood Dr	0.41mi	3/2.0	1,400 (-11%)	6mo	$685,000	$489	58
8 Nicolette Ct	0.31mi	3/1.5	1,800 (+14%)	7mo	$675,000	$375	53
27 Nichols Rd	0.39mi	4/1.5 (+1)	1,400 (-11%)	6mo	$662,500	$473	51
5 Cooper Ave	0.40mi	4/2.5 (+1)	1,800 (+14%)	6mo	$790,000	$439	46
9 Melville Rd N	0.60mi	3/2.0	1,350 (-14%)	4mo	$610,000	$452	45
93 Birchwood Dr	0.67mi	3/2.0	1,800 (+14%)	5mo	$800,000	$444	40
107 Lodge Ave	0.66mi	3/1.0	1,381 (-12%)	8mo	$803,000	$581	38

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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.25×
• Total profit: $-113,830
• Equity at exit: $80,516

10-year hold

• IRR: -11.5%
• Equity multiple: 0.26×
• Total profit: $-111,841
• Equity at exit: $46,689

Cash invested: $151,200 (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 11746

• Rents YoY: 4.5%
• Active inventory: 313
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,422 medium
• Mortgage (P&I): −$2,832
• Tax from tax record: −$963 /mo · $11,560/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$929
• Net cashflow: $-526

Break-even live

Break-even rent $5,089

Max offer price $447,006

Occupancy floor —

Sensitivity live

Price	-10% $-221	-5% $-374	+0% $-526	+5% $-679	+10% $-832
Rent	-10% $-876	-5% $-701	+0% $-526	+5% $-352	+10% $-177
Rate	-1.0pp $-254	-0.5pp $-389	base $-526	+0.5pp $-666	+1.0pp $-809

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Craig Dr Huntington Station, NY	3.0	3.0	2100	$5,000	$2.38	3d	1	0.89mi
21A Thorney Ave Huntington Station, NY	4.0	2.0	1512	$4,500	$2.98	23d	1	0.89mi

Listing history 19 events

1. 2026-06-21
   days on market $540,000 Active 85 DOM
2. 2026-06-18
   days on market $540,000 Active 82 DOM
3. 2026-06-17
   days on market $540,000 Active 81 DOM
4. 2026-06-16
   days on market $540,000 Active 80 DOM
5. 2026-06-15
   days on market $540,000 Active 79 DOM
6. 2026-06-13
   days on market $540,000 Active 77 DOM
7. 2026-06-09
   days on market $540,000 Active 73 DOM
8. 2026-06-08
   days on market $540,000 Active 72 DOM
9. 2026-06-07
   days on market $540,000 Active 71 DOM
10. 2026-06-04
    days on market $540,000 Active 68 DOM
11. 2026-06-03
    days on market $540,000 Active 67 DOM
12. 2026-06-02
    days on market $540,000 Active 66 DOM
13. 2026-06-01
    days on market $540,000 Active 65 DOM
14. 2026-05-31
    days on market $540,000 Active 64 DOM
15. 2026-04-28
    price $570,000 815-char remark

    Show marketing remark (815 chars)

    Tenant OCCUPIED. DO NOT DISTURB. Completely renovated and move-in ready, this charming Cape offers the perfect blend of classic style and modern updates. Featuring 3 spacious bedrooms and 2 beautifully updated full bathrooms, the home has been thoughtfully redesigned with today’s buyer in mind. Step inside to find a bright and inviting layout with updated flooring, a stylish kitchen with modern finishes, and refreshed bathrooms with clean, contemporary details. The flexible floor plan provides comfortable living space with room to grow. Additional highlights include a full unfinished basement—perfect for storage or future expansion—and a detached one-car garage for added convenience. With all the major updates already completed, this home offers low-maintenance living and peace of mind.

16. 2026-03-25
    listed $600,000 Active 815-char remark

    Show marketing remark (815 chars)

    Tenant OCCUPIED. DO NOT DISTURB. Completely renovated and move-in ready, this charming Cape offers the perfect blend of classic style and modern updates. Featuring 3 spacious bedrooms and 2 beautifully updated full bathrooms, the home has been thoughtfully redesigned with today’s buyer in mind. Step inside to find a bright and inviting layout with updated flooring, a stylish kitchen with modern finishes, and refreshed bathrooms with clean, contemporary details. The flexible floor plan provides comfortable living space with room to grow. Additional highlights include a full unfinished basement—perfect for storage or future expansion—and a detached one-car garage for added convenience. With all the major updates already completed, this home offers low-maintenance living and peace of mind.

17. 2023-11-30
    historical $4,650
18. 2023-10-04
    listed $4,650
19. 1979-04-12
    soldstatus $50,000

ⓘ 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: $11,560 · $963/mo
• Projected year-2 tax: $11,560 · $963/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $53,069
• − Mortgage interest: −$30,248
• − Property taxes: −$11,560
• − Insurance: −$2,700
• − Repairs & maintenance: −$4,246
• − Management: −$4,246
• − Depreciation: −$15,709
• Taxable loss: −$15,639
• Est. tax savings @ 24.0%: +$3,753
• After-tax cash flow: $-2,564/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: South Huntington Union Free School District
• NCES district ID: 3627300
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $92,630
• Composite: 48.08/100
• National rank: #2189
• State rank: #290 of 590 in NY

Livability — South Huntington

• Score: 78/100
• State rank: #171
• US rank: #2673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Huntington, NY
• County: Suffolk County · 679,920 people
• City population: 65,747
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 65,747
• Household income: $164,589
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 627.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 19% Two or more races 10% Asian 8% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 70% English-only · Spanish 15% Other Indo-European 6% Chinese 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: ▼ -715.60%
• Current HPI: 317.5657
• Rent YoY: ▲ 4.54%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+1040.0% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $570,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $600,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-30 Rental Removed $4,650 ONEKEY
• 2023-10-04 Listed for Rent $4,650 ONEKEY
• 1979-04-12 Sold (Public Records) $50,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $11,560 · +0.0% YoY. Source: county tax records.