71 Tansey Ln · Bridgehampton, NY 11932

$4,800,000

6 bd · 5.5 ba · 4,747 sqft · Land · 339 Days on market

Built 2025 0.39 ac lot $1011/sqft · 13% below area Est $5522k · 13% 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 +24.5/30.0
• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on a quiet cul-de-sac in the sought-after Bridgewoods community, this brand-new 6-bedroom, 5.5-bath home offers 4,747 square feet of thoughtfully designed living space on 0.39 acres. Built in 2025, the home features a transitional style with clean lines, open living areas, and high-quality finishes throughout. The main level includes an open kitchen with quartz countertops and stainless steel appliances, a spacious great room with fireplace, and a first-floor primary suite with walk-in closet and en suite bath. The finished lower level adds 1,337 square feet of additional living space, including two guest bedrooms, a full bath, and walk-out access to the backyard. Outdoors, a heated 18'x36' gunite saltwater pool is surrounded by mature trees for added privacy. Additional features include a two-car garage, municipal water, private septic, and central air conditioning with four-zone climate control. Conveniently located near village shops, dining, transportation, and ocean beaches.

Key facts

• Quartz countertops
• Great room
• Cul-de-sac

Tags

• CUL-DE-SAC
• BRIDGEWOODS COMMUNITY
• OPEN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GREAT ROOM

What this means for you Summary

Snapshot

• This is a 6-bed/5.5-bath land listed at $4.80M.

Deal economics

• At list price, monthly cash flow is $10k ($118k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($54k rent vs $4.80M).
• Recommended offer: $4.22M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#874 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools B; Watch: amenities F, commute F, cost of living F.
• Bridgehampton Union Free School District (rural): math 50% / reading 40% proficiency, ranked #511 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 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).
• At $54,409/mo this rent would consume 376% of the median local household income ($174k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $513k of equity ($33k loan paydown + $480k 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 $1.34M cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$825k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($4.22M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $1.20M; list at $4.80M implies a 300% gain — meaningful room to come down on a strong offer.

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 $4,224,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $5,521,765
• List price: $4,800,000
• Delta: -13.07%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.7%
• Equity multiple: 3.41×
• Total profit: $3,239,899
• Equity at exit: $4,324,220

10-year hold

• IRR: 26.6%
• Equity multiple: 7.73×
• Total profit: $9,051,207
• Equity at exit: $9,325,344

Cash invested: $1,344,000 (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 11932

• Home prices YoY: 2.9%
• Active inventory: 24
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $54,409 medium
• Mortgage (P&I): −$25,172
• Tax est. 1.5%: −$6,000 /mo · $72,000/yr
• Insurance: −$2,000
• HOA: −$0
• Vacancy / Maint / Mgmt: −$11,426
• Net cashflow: $9,811

Break-even live

Break-even rent $41,990

Max offer price $4,800,000

Occupancy floor 77%

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: $1,200,000
• Closing costs: $144,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Lumber Ln Bridgehampton, NY	5.0	3.5	3200	$50,000	$15.62	25d	1	0.82mi
491 Butter Ln Bridgehampton, NY	5.0	5.0	4800	$30,000	$6.25	44d	1	1.21mi

Listing history 19 events

1. 2026-06-18
   days on market $4,800,000 Active 339 DOM
2. 2026-06-17
   days on market $4,800,000 Active 338 DOM
3. 2026-06-16
   days on market $4,800,000 Active 337 DOM
4. 2026-06-15
   days on market $4,800,000 Active 336 DOM
5. 2026-06-13
   days on market $4,800,000 Active 334 DOM
6. 2026-06-09
   days on market $4,800,000 Active 330 DOM
7. 2026-06-08
   days on market $4,800,000 Active 329 DOM
8. 2026-06-07
   days on market $4,800,000 Active 328 DOM
9. 2026-06-04
   days on market $4,800,000 Active 325 DOM
10. 2026-06-03
    days on market $4,800,000 Active 324 DOM
11. 2026-06-02
    days on market $4,800,000 Active 323 DOM
12. 2026-06-01
    days on market $4,800,000 Active 322 DOM
13. 2026-05-31
    days on market $4,800,000 Active 321 DOM
14. 2025-07-14
    listed $4,800,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    Located on a quiet cul-de-sac in the sought-after Bridgewoods community, this brand-new 6-bedroom, 5.5-bath home offers 4,747 square feet of thoughtfully designed living space on 0.39 acres. Built in 2025, the home features a transitional style with clean lines, open living areas, and high-quality finishes throughout. The main level includes an open kitchen with quartz countertops and stainless steel appliances, a spacious great room with fireplace, and a first-floor primary suite with walk-in closet and en suite bath. The finished lower level adds 1,337 square feet of additional living space, including two guest bedrooms, a full bath, and walk-out access to the backyard. Outdoors, a heated 18'x36' gunite saltwater pool is surrounded by mature trees for added privacy. Additional features include a two-car garage, municipal water, private septic, and central air conditioning with four-zone climate control. Conveniently located near village shops, dining, transportation, and ocean beaches.

15. 2024-09-05
    soldstatus $1,200,000
16. 2024-07-23
    soldstatus $1,200,000 Closed 1837-char remark

    Show marketing remark (1837 chars)

    This building lot with, plans,permits,and Board of Health for an 8 Bedroom home, is shovel ready. The home designed by Will Minnear will have everything you would desire in a Hamptons home. 4747 sq ft on 3 floors of living space designed to enhance your living experience and enjoy it many amenities. The first floor has a covered porch into a nicely proportioned entry foyer. The open floor plan offers great room, den and gourmet kitchen with Wolf and Sub Zero appliances. A double sided gas fireplace can be defines the beautiful open concept. A dining area with access to the covered porch and back patio is nestled off the kitchen. A first floor powder room is right off the foyer. The first floor also has a junior primary with an en suite bathroom. The two car garage has an additional area for storage of bikes or paddle boards. A mud room is right off the garage with closet , benches and coat hooks. A gourmet kitchen with pantry will be the envy of your friends and family. The outdoor space has a bluestone patio and a covered porch. A bbq area can be added in the future. The second floor has a primary suite with soaking tub, double vanity, walk in closet and terrace. A laundry room is right off the sun drenched staircase. The laundry has double washer/ dryer and a utility sink. 3 additional bedrooms on the second floor, 1 en suite , 2 sharing a well appointed bathroom with double vanity. The lower level will be an oasis with 9' 7' ceiling heights , full walk out egress and 2 bedrooms with shared bathroom. Recreation area measuring 30'/17' has the possibility for a gym, Media room, or even an optional bar. This home is close to all of the best Hampton's attractions. Ocean beaches, Bridgehampton Village and Sag Harbor Village are a short ride away. This house can be built for the buyer with luxury appointments.

17. 2024-05-31
    status Pending 1837-char remark

    Show marketing remark (1837 chars)

    This building lot with, plans,permits,and Board of Health for an 8 Bedroom home, is shovel ready. The home designed by Will Minnear will have everything you would desire in a Hamptons home. 4747 sq ft on 3 floors of living space designed to enhance your living experience and enjoy it many amenities. The first floor has a covered porch into a nicely proportioned entry foyer. The open floor plan offers great room, den and gourmet kitchen with Wolf and Sub Zero appliances. A double sided gas fireplace can be defines the beautiful open concept. A dining area with access to the covered porch and back patio is nestled off the kitchen. A first floor powder room is right off the foyer. The first floor also has a junior primary with an en suite bathroom. The two car garage has an additional area for storage of bikes or paddle boards. A mud room is right off the garage with closet , benches and coat hooks. A gourmet kitchen with pantry will be the envy of your friends and family. The outdoor space has a bluestone patio and a covered porch. A bbq area can be added in the future. The second floor has a primary suite with soaking tub, double vanity, walk in closet and terrace. A laundry room is right off the sun drenched staircase. The laundry has double washer/ dryer and a utility sink. 3 additional bedrooms on the second floor, 1 en suite , 2 sharing a well appointed bathroom with double vanity. The lower level will be an oasis with 9' 7' ceiling heights , full walk out egress and 2 bedrooms with shared bathroom. Recreation area measuring 30'/17' has the possibility for a gym, Media room, or even an optional bar. This home is close to all of the best Hampton's attractions. Ocean beaches, Bridgehampton Village and Sag Harbor Village are a short ride away. This house can be built for the buyer with luxury appointments.

18. 2024-02-17
    listed $1,350,000 Active 1837-char remark

    Show marketing remark (1837 chars)

    This building lot with, plans,permits,and Board of Health for an 8 Bedroom home, is shovel ready. The home designed by Will Minnear will have everything you would desire in a Hamptons home. 4747 sq ft on 3 floors of living space designed to enhance your living experience and enjoy it many amenities. The first floor has a covered porch into a nicely proportioned entry foyer. The open floor plan offers great room, den and gourmet kitchen with Wolf and Sub Zero appliances. A double sided gas fireplace can be defines the beautiful open concept. A dining area with access to the covered porch and back patio is nestled off the kitchen. A first floor powder room is right off the foyer. The first floor also has a junior primary with an en suite bathroom. The two car garage has an additional area for storage of bikes or paddle boards. A mud room is right off the garage with closet , benches and coat hooks. A gourmet kitchen with pantry will be the envy of your friends and family. The outdoor space has a bluestone patio and a covered porch. A bbq area can be added in the future. The second floor has a primary suite with soaking tub, double vanity, walk in closet and terrace. A laundry room is right off the sun drenched staircase. The laundry has double washer/ dryer and a utility sink. 3 additional bedrooms on the second floor, 1 en suite , 2 sharing a well appointed bathroom with double vanity. The lower level will be an oasis with 9' 7' ceiling heights , full walk out egress and 2 bedrooms with shared bathroom. Recreation area measuring 30'/17' has the possibility for a gym, Media room, or even an optional bar. This home is close to all of the best Hampton's attractions. Ocean beaches, Bridgehampton Village and Sag Harbor Village are a short ride away. This house can be built for the buyer with luxury appointments.

19. 2022-09-02
    soldstatus $850,000

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $652,903
• − Mortgage interest: −$268,875
• − Property taxes: −$72,000
• − Insurance: −$24,000
• − Repairs & maintenance: −$52,232
• − Management: −$52,232
• − Depreciation: −$139,636
• Taxable income: $43,927
• Est. tax owed @ 24.0%: −$10,543
• After-tax cash flow: $107,190/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: Bridgehampton Union Free School District
• NCES district ID: 3605370
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $69,915
• Composite: 42.79/100
• National rank: #6761
• State rank: #511 of 755 in NY

Livability — Bridgehampton

• Score: 62/100
• State rank: #874
• US rank: #16891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgehampton, NY
• County: Suffolk County · 679,920 people
• City population: 725
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 725
• Household income: $173,672
• Rent vs Own: 10.7% rent · 89.3% own

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 22% Black 10% Two or more races 6%
• Hispanic origin (detail): Mexican 12% Dominican 10%
• Common ancestry: Italian 5% Romanian 3% Scotch-Irish 3%
• Foreign-born: 32% · Canada, China
• Languages at home: 71% English-only · Spanish 17% Russian/Polish/Slavic 6% French/Haitian/Cajun 6%

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: ▲ 15.37%
• Current HPI: 546.5294
• Rent YoY: —
• 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

+464.7% since first listed

6 events — show timeline

• 2025-07-14 Listed $4,800,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-05 Sold (Public Records) $1,200,000 Public Records
• 2024-07-23 Sold (MLS) $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-02-17 Listed $1,350,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-02 Sold (Public Records) $850,000 Public Records

Property tax history

+3.3%/yr

Latest (2022): $2,452 · +0.0% YoY. Source: county tax records.