154 Shore Dr E · Amagansett, NY 11930

$1,825,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 13 Days on market

Built 2025 Good condition 8,712 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Waterfront Amagansett Beach House. A rare opportunity to own a waterfront residence set within one of the Hamptons’ most protected and picturesque coastal environments. Located along the serene shoreline of Amagansett’s Napeague Harbor, this property is moments from world-class ocean beaches and offers direct water access with uninterrupted bay views. Thoughtfully updated, the residence encompasses approximately 1,260 +/- square feet of living space with three bedrooms and two full bathrooms. The open-concept living and dining area is designed to maximize natural light and water views, while the modern kitchen features a quartz center island and seamless access to a waterside st

Key facts

• Waterfront residence
• Private beach access
• Direct water access

Tags

• WATERFRONT RESIDENCE
• DIRECT WATER ACCESS
• UNINTERRUPTED BAY VIEWS
• PRIVATE BEACH ACCESS
• WATERSIDE STONE PATIO
• QUIET WATERFRONT CUL-DE-SAC

Property features AI

Exterior

• Parking: Attached private parking; 1-car garage
• Utilities: Septic tank; Electricity connected
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Waterfront property; Frame construction

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: First-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Open floor plan; Quartz/Quartzite counters; First-floor bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.82M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $9k ($103k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $1.82M).

Location & tenants

• Location reads 59/100 on livability (#1,030 in NY) — a working-class tenant base; expect higher turnover. Strengths: schools A+, crime A+, employment A+; Watch: housing C-, amenities F, commute F.
• Market conditions: 20 active listings in the ZIP; 1 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 $26,825/mo this rent would consume 261% of the median local household income ($123k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $35k of equity ($13k loan paydown + $23k appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $511k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$127k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $1,825,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.15%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.18×
• Total profit: $603,686
• Equity at exit: $647,209

10-year hold

• IRR: 25.4%
• Equity multiple: 4.13×
• Total profit: $1,601,927
• Equity at exit: $879,102

Cash invested: $511,000 (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 11930

• Home prices YoY: 0.2%
• Active inventory: 20
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $26,825 medium
• Mortgage (P&I): −$9,570
• Tax est. 1.5%: −$2,281 /mo · $27,375/yr
• Insurance: −$760
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,633
• Net cashflow: $8,579

Break-even live

Break-even rent $15,965

Max offer price $1,825,000

Occupancy floor 63%

Sensitivity live

Price	-10% $9,841	-5% $9,210	+0% $8,579	+5% $7,949	+10% $7,318
Rent	-10% $6,460	-5% $7,520	+0% $8,579	+5% $9,639	+10% $10,698
Rate	-1.0pp $9,498	-0.5pp $9,043	base $8,579	+0.5pp $8,106	+1.0pp $7,625

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: $456,250
• Closing costs: $54,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
641 # E Unit Montauk Hwy unit Amagansett, NY	3.0	3.0	1700	$20,000	$11.76	0d	1	1.08mi

Listing history 10 events

1. 2026-06-18
   days on market $1,825,000 Active 13 DOM
2. 2026-06-17
   days on market $1,825,000 Active 12 DOM
3. 2026-06-16
   days on market $1,825,000 Active 11 DOM
4. 2026-06-15
   days on market $1,825,000 Active 10 DOM
5. 2026-06-13
   days on market $1,825,000 Active 8 DOM
6. 2026-06-10
   price $1,825,000 Active 4 DOM
7. 2026-06-09
   days on market $1,895,000 Active 4 DOM
8. 2026-06-08
   days on market $1,895,000 Active 3 DOM
9. 2026-06-07
   remarks 687-char remark
10. 2026-06-07
    listed $1,895,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $321,895
• − Mortgage interest: −$102,228
• − Property taxes: −$27,375
• − Insurance: −$9,125
• − Repairs & maintenance: −$25,752
• − Management: −$25,752
• − Depreciation: −$53,091
• Taxable income: $78,573
• Est. tax owed @ 24.0%: −$18,857
• After-tax cash flow: $84,094/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This waterfront home in Amagansett is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance and some cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping — Improves curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping — Improves curb appeal and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Amagansett

• Score: 59/100
• State rank: #1030
• US rank: #20219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amagansett, NY
• County: Suffolk County · 679,920 people
• City population: 842
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 842
• Household income: $123,257
• Rent vs Own: 17.4% rent · 82.6% 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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 10% Slovene 5% Romanian 3%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% Other Indo-European 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: ▲ 1.25%
• Current HPI: 541.254
• 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

1 event — show timeline

• 2026-05-22 Listed $1,895,000 OneKey® MLS as Distributed by MLS Grid