17 Moriches Ave · East Moriches, NY 11940

$1,795,000

4 bd · 4.5 ba · 4,075 sqft · SingleFamily · 192 Days on market

Built 2025 Excellent condition 0.98 ac lot $440/sqft · 9% above area Est $1654k · 9% over ↓ 23% since listing

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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).

• Cash flow +23.6/30.0
• DSCR +7.6/10.0
• Schools +6.5/10.0
• 1% rule +6.1/10.0
• Condition / age +4.8/5.0
• ARV discount +3.7/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to the charm of East Moriches with this stunning new construction home—an ideal second residence or year-round retreat designed for gatherings, relaxation, and effortless entertaining. Set on a full acre of beautifully landscaped property, this custom-built modern farmhouse blends timeless design with today’s comforts. Inside, the spacious main living area features soaring ceilings, beautiful hardwood floors, and a cozy wood-burning fireplace that sets the tone for memorable evenings. The kitchen flows seamlessly into the dining and living spaces, making it the heart of the home and an entertainer’s dream. With four bedrooms and four and a half baths, including two luxurious primary suites—one on each floor—everyone can enjoy their own private space. Upstairs, a large recreation room offers endless possibilities—a pool table, TV lounge, and a bunk room —making it the perfect space for getaways and weekend fun. Step outside to your covered front porch or spacious mahogany deck, surrounded by peace and privacy. There’s also room for a pool, creating the ultimate backyard oasis for summer retreats. Every detail of this home has been thoughtfully designed to blend modern convenience with relaxed coastal elegance. Located just minutes from beaches, marinas, and the Hamptons, 17 Moriches Avenue is a place where family memories are made and weekends feel like a vacation.

Key facts

• Covered front porch
• 0.98 acre lot
• 4 garage spots

Tags

• NEW CONSTRUCTION HOME
• CUSTOM BUILT MODERN FARMHOUSE
• OPEN AND INVITING LAYOUT
• COZY WOOD BURNING FIREPLACE
• LARGE RECREATION ROOM
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $1.79M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.79M).
• Recommended offer: $1.58M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.2% in East Moriches — 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 61/100 on livability (#905 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• East Moriches Union Free School District (suburban): math 69% / reading 75% proficiency, ranked #97 of 590 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $12k of loan paydown is wiped out by about $54k 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 192 days — a 12% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $100k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $1,579,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 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?
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: 1.11% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $1,653,624
• List price: $1,795,000
• Delta: 8.55%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Moriches Ave	0.00mi	4/4.5	4,075 (0%)	0mo	$1,700,000	$417	100
93 Adelaide Ave	0.58mi	4/3.5	4,400 (+8%)	22mo	$1,590,000	$361	38
14 Maple Ave	0.46mi	5/4.5 (+1)	4,674 (+15%)	16mo	$1,800,000	$385	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-74,326
• Equity at exit: $267,640

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $214,947
• Equity at exit: $155,199

Cash invested: $502,600 (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 11940

• Home prices YoY: -23.0%
• Active inventory: 41
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $20,000 medium
• Mortgage (P&I): −$9,413
• Tax est. 1.5%: −$2,244 /mo · $26,925/yr
• Insurance: −$748
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,200
• Net cashflow: $3,395

Break-even live

Break-even rent $15,702

Max offer price $1,795,000

Occupancy floor 78%

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: $448,750
• Closing costs: $53,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Tuthill Point Rd East Moriches, NY	5.0	3.0	3000	$20,000	$6.67	43d	1	0.84mi

Listing history 12 events

1. 2026-05-07
   status Pending 1441-char remark

   Show marketing remark (1441 chars)

   Escape to the charm of East Moriches with this stunning new construction home—an ideal second residence or year-round retreat designed for gatherings, relaxation, and effortless entertaining. Set on a full acre of beautifully landscaped property, this custom-built modern farmhouse blends timeless design with today’s comforts. Inside, the spacious main living area features soaring ceilings, beautiful hardwood floors, and a cozy wood-burning fireplace that sets the tone for memorable evenings. The kitchen flows seamlessly into the dining and living spaces, making it the heart of the home and an entertainer’s dream. With four bedrooms and four and a half baths, including two luxurious primary suites—one on each floor—everyone can enjoy their own private space. Upstairs, a large recreation room offers endless possibilities—a pool table, TV lounge, and a bunk room —making it the perfect space for getaways and weekend fun. Step outside to your covered front porch or spacious mahogany deck, surrounded by peace and privacy. There’s also room for a pool, creating the ultimate backyard oasis for summer retreats. Every detail of this home has been thoughtfully designed to blend modern convenience with relaxed coastal elegance. Located just minutes from beaches, marinas, and the Hamptons, 17 Moriches Avenue is a place where family memories are made and weekends feel like a vacation.

2. 2026-05-07
   price $1,700,000 1441-char remark

   Show marketing remark (1441 chars)

   Escape to the charm of East Moriches with this stunning new construction home—an ideal second residence or year-round retreat designed for gatherings, relaxation, and effortless entertaining. Set on a full acre of beautifully landscaped property, this custom-built modern farmhouse blends timeless design with today’s comforts. Inside, the spacious main living area features soaring ceilings, beautiful hardwood floors, and a cozy wood-burning fireplace that sets the tone for memorable evenings. The kitchen flows seamlessly into the dining and living spaces, making it the heart of the home and an entertainer’s dream. With four bedrooms and four and a half baths, including two luxurious primary suites—one on each floor—everyone can enjoy their own private space. Upstairs, a large recreation room offers endless possibilities—a pool table, TV lounge, and a bunk room —making it the perfect space for getaways and weekend fun. Step outside to your covered front porch or spacious mahogany deck, surrounded by peace and privacy. There’s also room for a pool, creating the ultimate backyard oasis for summer retreats. Every detail of this home has been thoughtfully designed to blend modern convenience with relaxed coastal elegance. Located just minutes from beaches, marinas, and the Hamptons, 17 Moriches Avenue is a place where family memories are made and weekends feel like a vacation.

3. 2026-05-07
   price $1,795,000 1441-char remark

   Show marketing remark (1441 chars)

   Escape to the charm of East Moriches with this stunning new construction home—an ideal second residence or year-round retreat designed for gatherings, relaxation, and effortless entertaining. Set on a full acre of beautifully landscaped property, this custom-built modern farmhouse blends timeless design with today’s comforts. Inside, the spacious main living area features soaring ceilings, beautiful hardwood floors, and a cozy wood-burning fireplace that sets the tone for memorable evenings. The kitchen flows seamlessly into the dining and living spaces, making it the heart of the home and an entertainer’s dream. With four bedrooms and four and a half baths, including two luxurious primary suites—one on each floor—everyone can enjoy their own private space. Upstairs, a large recreation room offers endless possibilities—a pool table, TV lounge, and a bunk room —making it the perfect space for getaways and weekend fun. Step outside to your covered front porch or spacious mahogany deck, surrounded by peace and privacy. There’s also room for a pool, creating the ultimate backyard oasis for summer retreats. Every detail of this home has been thoughtfully designed to blend modern convenience with relaxed coastal elegance. Located just minutes from beaches, marinas, and the Hamptons, 17 Moriches Avenue is a place where family memories are made and weekends feel like a vacation.

4. 2026-04-14
   price $1,795,000 1441-char remark

   Show marketing remark (1441 chars)

   Escape to the charm of East Moriches with this stunning new construction home—an ideal second residence or year-round retreat designed for gatherings, relaxation, and effortless entertaining. Set on a full acre of beautifully landscaped property, this custom-built modern farmhouse blends timeless design with today’s comforts. Inside, the spacious main living area features soaring ceilings, beautiful hardwood floors, and a cozy wood-burning fireplace that sets the tone for memorable evenings. The kitchen flows seamlessly into the dining and living spaces, making it the heart of the home and an entertainer’s dream. With four bedrooms and four and a half baths, including two luxurious primary suites—one on each floor—everyone can enjoy their own private space. Upstairs, a large recreation room offers endless possibilities—a pool table, TV lounge, and a bunk room —making it the perfect space for getaways and weekend fun. Step outside to your covered front porch or spacious mahogany deck, surrounded by peace and privacy. There’s also room for a pool, creating the ultimate backyard oasis for summer retreats. Every detail of this home has been thoughtfully designed to blend modern convenience with relaxed coastal elegance. Located just minutes from beaches, marinas, and the Hamptons, 17 Moriches Avenue is a place where family memories are made and weekends feel like a vacation.

5. 2025-10-27
   listed $1,895,000 Active 1441-char remark

   Show marketing remark (1441 chars)

   Escape to the charm of East Moriches with this stunning new construction home—an ideal second residence or year-round retreat designed for gatherings, relaxation, and effortless entertaining. Set on a full acre of beautifully landscaped property, this custom-built modern farmhouse blends timeless design with today’s comforts. Inside, the spacious main living area features soaring ceilings, beautiful hardwood floors, and a cozy wood-burning fireplace that sets the tone for memorable evenings. The kitchen flows seamlessly into the dining and living spaces, making it the heart of the home and an entertainer’s dream. With four bedrooms and four and a half baths, including two luxurious primary suites—one on each floor—everyone can enjoy their own private space. Upstairs, a large recreation room offers endless possibilities—a pool table, TV lounge, and a bunk room —making it the perfect space for getaways and weekend fun. Step outside to your covered front porch or spacious mahogany deck, surrounded by peace and privacy. There’s also room for a pool, creating the ultimate backyard oasis for summer retreats. Every detail of this home has been thoughtfully designed to blend modern convenience with relaxed coastal elegance. Located just minutes from beaches, marinas, and the Hamptons, 17 Moriches Avenue is a place where family memories are made and weekends feel like a vacation.

6. 2025-09-15
   historical
7. 2025-08-04
   listed $1,749,999 Active
8. 2025-07-31
   historical
9. 2025-06-27
   price $1,749,999
10. 2025-05-29
    price $1,950,000
11. 2025-04-28
    listed $2,199,999 Active
12. 2025-04-16
    historical

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

Taxation est. · year 1

• Rental income: $240,000
• − Mortgage interest: −$100,548
• − Property taxes: −$26,925
• − Insurance: −$8,975
• − Repairs & maintenance: −$19,200
• − Management: −$19,200
• − Depreciation: −$52,218
• Taxable income: $12,934
• Est. tax owed @ 24.0%: −$3,104
• After-tax cash flow: $37,638/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 · 12 photos

Excellent 95/100 None rehab

This stunning new construction home in East Moriches is move-in ready with excellent condition and modern amenities.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both interior paint — fresh paint can make a home more appealing
• Both window treatments — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint can make a home more appealing ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

ⓘ 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)

• District: East Moriches Union Free School District
• NCES district ID: 3609870
• Math proficiency: 69% ▼ -1.00%
• Reading proficiency: 75% ▲ 17.00%
• Median HH income: $87,937
• Composite: 64.63/100
• National rank: #528
• State rank: #97 of 590 in NY

Livability — East Moriches

• Score: 61/100
• State rank: #905
• US rank: #17704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Moriches, NY
• City population: 5,508
• Population (ZIP): 5,508

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 9% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -92.56%
• Current HPI: 309.2919
• 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

-22.7% since first listed

12 events — show timeline

• 2026-05-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $1,700,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $1,795,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $1,795,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Listed $1,895,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-04 Listed $1,749,999 OneKey® MLS as Distributed by MLS Grid
• 2025-07-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-27 Price Changed $1,749,999 OneKey® MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $1,950,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-28 Listed $2,199,999 OneKey® MLS as Distributed by MLS Grid
• 2025-04-16 Coming Soon — OneKey® MLS as Distributed by MLS Grid