656 Taylor Ave · North Bellport, NY 11772

$349,999

4 bd · 1.0 ba · 888 sqft · SingleFamily public records · 25 Days on market

Built 1952 7,405 sqft lot Est $435k · 20% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.3/10.0
• Schools +4.5/10.0
• Rent growth +3.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman special and investor opportunity in the heart of Suffolk County. This 4-bedroom, 1-bathroom ranch-style home is a true fixer-upper with tons of potential — ideal for flippers, BRRRR investors, or owner-occupants ready to build instant equity. TLC needed throughout. Highlights include low taxes of $6,631.43, single level living with a functional floor plan, and strong upside potential. Bring your contractor and your vision!

Key facts

• 7,405 sq ft lot
• Built 1952
• Listed 24 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cesspool sewer; Electricity connected
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $345k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.9% in North Bellport — 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 62/100 on livability (#842 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• South Country Central School District (suburban): math 50% / reading 44% proficiency, ranked #460 of 755 in NY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frank P Long Intermediate School (math 10% / reading 50%, grade F, #1,702 of 2,108 statewide, top 82%, 576 students, 58% FRL); Bellport Middle School (math 64% / reading 54%, grade B, #161 of 729 statewide, top 24%, 838 students, 56% FRL); Bellport Senior High School (math 86% / reading 64%, grade A-, #630 of 1,100 statewide, top 57%, 1,392 students, 52% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 218 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• This rent runs 45% of the median local income ($105k/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 $2k of loan paydown is wiped out by about $10k 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 + 5.1% rent growth), your $98k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $126k; list at $350k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $344,749 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $435,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Scherger Ave	0.28mi	4/1.0	908 (+2%)	4mo	$455,000	$501	80
656 Scherger Ave	0.05mi	3/1.0 (-1)	828 (-7%)	6mo	$463,500	$560	76
623 Meade Ave	0.11mi	3/1.0 (-1)	850 (-4%)	9mo	$355,000	$418	76
743 Hoffman Ave	0.46mi	3/1.0 (-1)	896 (+1%)	1mo	$240,000	$268	71
717 Doane Ave	0.50mi	3/1.0 (-1)	896 (+1%)	1mo	$444,000	$496	70
608 Amsterdam Ave	0.32mi	3/1.0 (-1)	916 (+3%)	6mo	$525,000	$573	69
803 Meade Ave	0.22mi	3/1.0 (-1)	792 (-11%)	3mo	$440,000	$556	64
603 Doane Ave	0.50mi	3/1.0 (-1)	836 (-6%)	2mo	$410,000	$490	60
917 Provost Ave	0.41mi	3/1.0 (-1)	800 (-10%)	8mo	$350,000	$438	53
941 Provost Ave	0.47mi	3/1.0 (-1)	964 (+9%)	9mo	$400,000	$415	51
833 Doane Ave	0.56mi	3/1.0 (-1)	950 (+7%)	9mo	$415,000	$437	50
609 Michigan Ave	0.60mi	3/1.0 (-1)	968 (+9%)	7mo	$419,000	$433	46

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 · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-4,762
• Equity at exit: $52,186

10-year hold

• IRR: 10.5%
• Equity multiple: 1.90×
• Total profit: $88,032
• Equity at exit: $30,262

Cash invested: $98,000 (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 11772

• Rents YoY: 5.1%
• Active inventory: 218
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,944 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$451 /mo · $5,413/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$828
• Net cashflow: $683

Break-even live

Break-even rent $3,079

Max offer price $349,999

Occupancy floor 78%

Sensitivity live

Price	-10% $881	-5% $782	+0% $683	+5% $584	+10% $485
Rent	-10% $371	-5% $527	+0% $683	+5% $839	+10% $995
Rate	-1.0pp $859	-0.5pp $772	base $683	+0.5pp $592	+1.0pp $500

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Provost Ave Bellport, NY	4.0	1.0	1100	$4,000	$3.64	44d	1	0.13mi
640 Post Ave Bellport, NY	3.0	1.0	1024	$3,600	$3.52	11d	1	0.60mi
655 Post Ave Bellport, NY	3.0	1.0	1008	$3,350	$3.32	11d	1	0.63mi
849 Walker Ave Bellport, NY	3.0	1.0	884	$3,500	$3.96	5d	1	0.80mi

Listing history 18 events

1. 2026-06-21
   days on market $349,999 Active 25 DOM
2. 2026-06-18
   days on market $349,999 Active 22 DOM
3. 2026-06-17
   days on market $349,999 Active 21 DOM
4. 2026-06-16
   days on market $349,999 Active 20 DOM
5. 2026-06-15
   days on market $349,999 Active 19 DOM
6. 2026-06-13
   days on market $349,999 Active 17 DOM
7. 2026-06-13
   days on market $349,999 Active 16 DOM
8. 2026-06-09
   days on market $349,999 Active 13 DOM
9. 2026-06-08
   days on market $349,999 Active 12 DOM
10. 2026-06-07
    days on market $349,999 Active 11 DOM
11. 2026-06-04
    days on market $349,999 Active 8 DOM
12. 2026-06-03
    days on market $349,999 Active 7 DOM
13. 2026-06-02
    days on market $349,999 Active 6 DOM
14. 2026-06-01
    days on market $349,999 Active 5 DOM
15. 2026-05-31
    days on market $349,999 Active 4 DOM
16. 2026-05-27
    listed $349,999 Active
17. 2010-02-02
    soldstatus $126,000
18. 2006-12-21
    soldstatus $202,000

ⓘ 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: $5,413 · $451/mo
• Projected year-2 tax: $5,664 · $472/mo
• Expected delta: +$251/yr (+$21/mo · 4.6%)

ⓘ 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 ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,322
• − Mortgage interest: −$19,605
• − Property taxes: −$5,413
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,786
• − Management: −$3,786
• − Depreciation: −$10,182
• Taxable income: $2,800
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $7,524/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 Country Central School District
• NCES district ID: 3600008
• Math proficiency: 50% ▲ 4.00%
• Reading proficiency: 44% ▲ 4.00%
• Median HH income: $74,049
• Composite: 44.75/100
• National rank: #5960
• State rank: #460 of 755 in NY

Livability — North Bellport

• Score: 62/100
• State rank: #842
• US rank: #16345

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: North Bellport, NY
• County: Suffolk County · 679,920 people
• City population: 45,006
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 45,023
• Household income: $105,245
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1595.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 24% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 78% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 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: ▼ -578.02%
• Current HPI: 375.1174
• Rent YoY: ▲ 5.07%
• 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

+73.3% since first listed

3 events — show timeline

• 2026-05-27 Listed $349,999 OneKey® MLS as Distributed by MLS Grid
• 2010-02-02 Sold (Public Records) $126,000 Public Records
• 2006-12-21 Sold (Public Records) $202,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $5,413 · +0.0% YoY. Source: county tax records.