60 Hildreth Pl · Springs, NY 11937

$1,245,000

4 bd · 3.0 ba · 1,350 sqft · SingleFamily · 120 Days on market

Built 1965 0.40 ac lot $922/sqft · at area comps Est $1245k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully designed ranch set on a quiet street in desirable East Hampton. This inviting home features a cozy sunken living room with fireplace, a light-filled dining room, and newly refinished hardwood floors throughout. The updated kitchen is ideal for everyday living and entertaining. Offering four generously sized bedrooms and three full bathrooms, the layout provides comfort and flexibility. Additional highlights include a huge full basement with versatile use, brand-new oil burner and Honeywell digital thermostats, and thoughtful updates throughout. Outdoors, enjoy a large private yard with a walking path and rear patio, perfect for entertaining or relaxation. Ideally located in the East End of Long Island, close to East Hampton’s renowned beaches, village amenities, dining, and cultural attractions.

Key facts

• Huge full basement
• Sunken living room
• Private yard

Tags

• SUNKEN LIVING ROOM
• FIREPLACE
• UPDATED KITCHEN
• HUGE FULL BASEMENT
• PRIVATE YARD
• WALKING PATH

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $11k ($131k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.25M).
• Recommended offer: $1.13M (9.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 11.1% in Springs — 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 63/100 on livability (#809 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: housing C-, schools D-, amenities F.
• Springs Union Free School District (town): math 55% / reading 60% proficiency, ranked #239 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $23,375/mo this rent would consume 216% of the median local household income ($130k/yr) (locally 896% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $37k 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 + 8.0% rent growth), your $349k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; list at $1.25M implies a 522% 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 $1,132,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.62%
• DSCR: 2.67
• GRM: 4.4

CMA / ARV

• ARV (median comp): $1,245,104
• List price: $1,245,000
• Delta: -0.01%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Poplar St	0.66mi	3/2.0 (-1)	1,350 (0%)	10mo	$1,045,000	$774	52
158 Woodbine Dr	0.55mi	3/2.0 (-1)	1,418 (+5%)	7mo	$1,075,000	$758	51
76 Camberly Rd	0.49mi	4/2.0	1,400 (+4%)	20mo	$1,500,000	$1,071	50
659 Accabonac Rd	0.32mi	3/2.0 (-1)	1,500 (+11%)	8mo	$1,150,000	$767	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.77×
• Total profit: $617,565
• Equity at exit: $185,634

10-year hold

• IRR: 47.6%
• Equity multiple: 6.72×
• Total profit: $1,995,083
• Equity at exit: $107,645

Cash invested: $348,600 (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 11937

• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $23,375 medium
• Mortgage (P&I): −$6,529
• Tax from tax record: −$489 /mo · $5,869/yr
• Insurance: −$519
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,909
• Net cashflow: $10,929

Break-even live

Break-even rent $9,540

Max offer price $1,245,000

Occupancy floor 48%

Sensitivity live

Price	-10% $11,634	-5% $11,282	+0% $10,929	+5% $10,577	+10% $10,224
Rent	-10% $9,083	-5% $10,006	+0% $10,929	+5% $11,852	+10% $12,776
Rate	-1.0pp $11,556	-0.5pp $11,246	base $10,929	+0.5pp $10,607	+1.0pp $10,278

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: $311,250
• Closing costs: $37,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Beverly Rd East Hampton, NY	4.0	2.0	1269	$20,000	$15.76	0d	1	0.45mi
117 Woodbine Dr East Hampton, NY	3.0	2.0	1496	$65,000	$43.45	44d	1	0.78mi
38 Woodbine Dr East Hampton, NY	3.0	2.0	1000	$10,000	$10.00	19d	1	1.15mi
289 Three Mile Harbor Hog Creek Rd East Hampton, NY	3.0	3.0	1600	$45,600	$28.50	44d	1	1.41mi
123 Windward East Hampton, NY	3.0	2.5	1300	$30,000	$23.08	0d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $1,245,000 Active 120 DOM
2. 2026-06-17
   days on market $1,245,000 Active 119 DOM
3. 2026-06-16
   days on market $1,245,000 Active 118 DOM
4. 2026-06-15
   days on market $1,245,000 Active 117 DOM
5. 2026-06-13
   days on market $1,245,000 Active 115 DOM
6. 2026-06-13
   days on market $1,245,000 Active 114 DOM
7. 2026-06-09
   days on market $1,245,000 Active 111 DOM
8. 2026-06-08
   days on market $1,245,000 Active 110 DOM
9. 2026-06-07
   days on market $1,245,000 Active 109 DOM
10. 2026-06-04
    days on market $1,245,000 Active 106 DOM
11. 2026-06-03
    days on market $1,245,000 Active 105 DOM
12. 2026-06-02
    days on market $1,245,000 Active 104 DOM
13. 2026-06-01
    days on market $1,245,000 Active 103 DOM
14. 2026-05-31
    days on market $1,245,000 Active 102 DOM
15. 2026-03-10
    price $1,245,000 827-char remark

    Show marketing remark (827 chars)

    Beautifully designed ranch set on a quiet street in desirable East Hampton. This inviting home features a cozy sunken living room with fireplace, a light-filled dining room, and newly refinished hardwood floors throughout. The updated kitchen is ideal for everyday living and entertaining. Offering four generously sized bedrooms and three full bathrooms, the layout provides comfort and flexibility. Additional highlights include a huge full basement with versatile use, brand-new oil burner and Honeywell digital thermostats, and thoughtful updates throughout. Outdoors, enjoy a large private yard with a walking path and rear patio, perfect for entertaining or relaxation. Ideally located in the East End of Long Island, close to East Hampton’s renowned beaches, village amenities, dining, and cultural attractions.

16. 2026-02-16
    listed $1,395,000 Active 827-char remark

    Show marketing remark (827 chars)

    Beautifully designed ranch set on a quiet street in desirable East Hampton. This inviting home features a cozy sunken living room with fireplace, a light-filled dining room, and newly refinished hardwood floors throughout. The updated kitchen is ideal for everyday living and entertaining. Offering four generously sized bedrooms and three full bathrooms, the layout provides comfort and flexibility. Additional highlights include a huge full basement with versatile use, brand-new oil burner and Honeywell digital thermostats, and thoughtful updates throughout. Outdoors, enjoy a large private yard with a walking path and rear patio, perfect for entertaining or relaxation. Ideally located in the East End of Long Island, close to East Hampton’s renowned beaches, village amenities, dining, and cultural attractions.

17. 1999-11-30
    soldstatus $200,000
18. 1997-01-08
    soldstatus $165,000
19. 1986-03-06
    soldstatus $154,000

ⓘ 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: $5,869 · $489/mo
• Projected year-2 tax: $13,455 · $1,121/mo
• Expected delta: +$7,586/yr (+$632/mo · 129.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°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: $280,495
• − Mortgage interest: −$69,739
• − Property taxes: −$5,869
• − Insurance: −$6,225
• − Repairs & maintenance: −$22,440
• − Management: −$22,440
• − Depreciation: −$36,218
• Taxable income: $117,564
• Est. tax owed @ 24.0%: −$28,215
• After-tax cash flow: $102,934/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: Springs Union Free School District
• NCES district ID: 3627900
• Math proficiency: 55% ▲ 6.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $75,413
• Composite: 51.42/100
• National rank: #1728
• State rank: #239 of 590 in NY

Livability — Springs

• Score: 63/100
• State rank: #809
• US rank: #15666

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: Springs, NY
• County: Suffolk County · 679,920 people
• City population: 21,806
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,882
• Household income: $129,883
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 896.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 23% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Italian 2%
• Foreign-born: 25% · Canada, Guatemala, Jamaica
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -285.21%
• Current HPI: 444.1499
• Rent YoY: ▲ 12.28%
• 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

+708.4% since first listed

5 events — show timeline

• 2026-03-10 Price Changed $1,245,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Listed $1,395,000 OneKey® MLS as Distributed by MLS Grid
• 1999-11-30 Sold (Public Records) $200,000 Public Records
• 1997-01-08 Sold (Public Records) $165,000 Public Records
• 1986-03-06 Sold (Public Records) $154,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $5,869 · +0.0% YoY. Source: county tax records.