51 Halsey Rd · Remsenburg-Speonk, NY 11960

$1,850,000

4 bd · 3.0 ba · 2,400 sqft · SingleFamily · 340 Days on market

Built 1973 $771/sqft · at area comps Est $1870k · 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 +24.8/30.0
• Appreciation +8.9/10.0
• DSCR +8.0/10.0
• ARV discount +8.0/15.0
• 1% rule +6.4/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your dream home in one of the most coveted towns on the east-end of Long Island, perfectly situated in the bucolic and tranquil heart of Remsenburg! Set on a quiet, tree-lined street that ends with breathtaking views of the Bay and Westhampton Yacht Squadron, this home is just minutes from Westhampton Beach and the Hamptons! Look no further! This beautiful, custom, designer-renovated 4 bedroom, 3 bath stunning home marries modern elegance and style with timeless regal charm. It has a custom chef's kitchen with top-end built-ins and appliances. The attention to detail is like no other! This gorgeous, light-filled home has a pristine backyard full of architecturally landscaped season-round flowers and lush grounds oozing with serenity - you won't want to leave! The backyard sanctuary has a large outdoor kitchen and a separate spacious patio, ideal for summer barbecues, parties, or cozy evenings under the stars! This home offers an idyllic year-round or seasonal retreat that you will love! There are too many special features of this stunning home to list - it is a must see! Come and see for yourself, you will not want to leave! Don't miss this chance to own a piece of paradise in one of the Hampton's most prestigious and desirable hamlets.

Key facts

• Pristine backyard
• Built 1973
• Listed 339 days

Tags

• CUSTOM CHEF'S KITCHEN
• LARGE OUTDOOR KITCHEN
• SEPARATE SPACIOUS PATIO
• PRISTINE BACKYARD
• BREATHTAKING VIEWS OF THE BAY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $3k ($42k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.85M).
• Recommended offer: $1.63M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Remsenburg-Speonk Union Free School District (suburban): math 60% / reading 40% proficiency, ranked #389 of 755 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Remsenburg-Speonk Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 122 students, 36% FRL) — zoned schools average 36% FRL vs 10% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $157k of equity ($13k loan paydown + $144k appreciation (7.8% 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 (7.8% appreciation + 3.0% rent growth), your $518k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$252k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($1.63M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $380k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $800k; list at $1.85M implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,628,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,869,942
• List price: $1,850,000
• Delta: -1.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 E Shore Dr	0.32mi	4/2.5	2,574 (+7%)	7mo	$1,075,000	$418	65
61 Halsey Rd	0.08mi	4/2.0	2,160 (-10%)	16mo	$1,149,000	$532	63
6 Bridle Path	0.59mi	4/3.0	2,316 (-4%)	23mo	$2,550,000	$1,101	48
8 Woodcock Ln	0.41mi	3/3.5 (-1)	2,572 (+7%)	22mo	$2,100,000	$816	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.86×
• Total profit: $962,253
• Equity at exit: $1,381,476

10-year hold

• IRR: 23.4%
• Equity multiple: 6.07×
• Total profit: $2,627,417
• Equity at exit: $2,719,619

Cash invested: $518,000 (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 11960

• Home prices YoY: 2.1%
• Active inventory: 41
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $21,139 medium
• Mortgage (P&I): −$9,702
• Tax est. 1.5%: −$2,312 /mo · $27,750/yr
• Insurance: −$771
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,439
• Net cashflow: $3,488

Break-even live

Break-even rent $16,723

Max offer price $1,850,000

Occupancy floor 78%

Sensitivity live

Price	-10% $4,767	-5% $4,127	+0% $3,488	+5% $2,849	+10% $2,210
Rent	-10% $1,818	-5% $2,653	+0% $3,488	+5% $4,323	+10% $5,158
Rate	-1.0pp $4,420	-0.5pp $3,959	base $3,488	+0.5pp $3,009	+1.0pp $2,521

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	0d	1	0.15mi
552 Dune Rd Westhampton Beach, NY	5.0	3.5	2296	$55,000	$23.95	46d	1	1.23mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$20,000	$10.81	0d	1	1.25mi
620 Dune Rd Westhampton Beach, NY	3.0	2.0	2300	$25,000	$10.87	0d	1	1.33mi
561 Dune Rd Westhampton Beach, NY	4.0	3.0	2500	$60,000	$24.00	24d	1	1.42mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	7d	1	1.47mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	0d	1	1.49mi

Listing history 28 events

1. 2026-06-22
   days on market $1,850,000 Active 340 DOM
2. 2026-06-21
   days on market $1,850,000 Active 339 DOM
3. 2026-06-18
   days on market $1,850,000 Active 336 DOM
4. 2026-06-17
   days on market $1,850,000 Active 335 DOM
5. 2026-06-16
   days on market $1,850,000 Active 334 DOM
6. 2026-06-15
   days on market $1,850,000 Active 333 DOM
7. 2026-06-13
   days on market $1,850,000 Active 331 DOM
8. 2026-06-13
   days on market $1,850,000 Active 330 DOM
9. 2026-06-09
   days on market $1,850,000 Active 327 DOM
10. 2026-06-08
    days on market $1,850,000 Active 326 DOM
11. 2026-06-07
    days on market $1,850,000 Active 325 DOM
12. 2026-06-04
    days on market $1,850,000 Active 322 DOM
13. 2026-06-03
    days on market $1,850,000 Active 321 DOM
14. 2026-06-02
    days on market $1,850,000 Active 320 DOM
15. 2026-06-01
    days on market $1,850,000 Active 319 DOM
16. 2026-05-31
    days on market $1,850,000 Active 318 DOM
17. 2025-09-08
    price $1,850,000 1278-char remark

    Show marketing remark (1278 chars)

    Welcome to your dream home in one of the most coveted towns on the east-end of Long Island, perfectly situated in the bucolic and tranquil heart of Remsenburg! Set on a quiet, tree-lined street that ends with breathtaking views of the Bay and Westhampton Yacht Squadron, this home is just minutes from Westhampton Beach and the Hamptons! Look no further! This beautiful, custom, designer-renovated 4 bedroom, 3 bath stunning home marries modern elegance and style with timeless regal charm. It has a custom chef's kitchen with top-end built-ins and appliances. The attention to detail is like no other! This gorgeous, light-filled home has a pristine backyard full of architecturally landscaped season-round flowers and lush grounds oozing with serenity - you won't want to leave! The backyard sanctuary has a large outdoor kitchen and a separate spacious patio, ideal for summer barbecues, parties, or cozy evenings under the stars! This home offers an idyllic year-round or seasonal retreat that you will love! There are too many special features of this stunning home to list - it is a must see! Come and see for yourself, you will not want to leave! Don't miss this chance to own a piece of paradise in one of the Hampton's most prestigious and desirable hamlets.

18. 2025-08-05
    price $1,999,000 1278-char remark

    Show marketing remark (1278 chars)

    Welcome to your dream home in one of the most coveted towns on the east-end of Long Island, perfectly situated in the bucolic and tranquil heart of Remsenburg! Set on a quiet, tree-lined street that ends with breathtaking views of the Bay and Westhampton Yacht Squadron, this home is just minutes from Westhampton Beach and the Hamptons! Look no further! This beautiful, custom, designer-renovated 4 bedroom, 3 bath stunning home marries modern elegance and style with timeless regal charm. It has a custom chef's kitchen with top-end built-ins and appliances. The attention to detail is like no other! This gorgeous, light-filled home has a pristine backyard full of architecturally landscaped season-round flowers and lush grounds oozing with serenity - you won't want to leave! The backyard sanctuary has a large outdoor kitchen and a separate spacious patio, ideal for summer barbecues, parties, or cozy evenings under the stars! This home offers an idyllic year-round or seasonal retreat that you will love! There are too many special features of this stunning home to list - it is a must see! Come and see for yourself, you will not want to leave! Don't miss this chance to own a piece of paradise in one of the Hampton's most prestigious and desirable hamlets.

19. 2025-07-17
    listed $2,230,000 Active 1278-char remark

    Show marketing remark (1278 chars)

    Welcome to your dream home in one of the most coveted towns on the east-end of Long Island, perfectly situated in the bucolic and tranquil heart of Remsenburg! Set on a quiet, tree-lined street that ends with breathtaking views of the Bay and Westhampton Yacht Squadron, this home is just minutes from Westhampton Beach and the Hamptons! Look no further! This beautiful, custom, designer-renovated 4 bedroom, 3 bath stunning home marries modern elegance and style with timeless regal charm. It has a custom chef's kitchen with top-end built-ins and appliances. The attention to detail is like no other! This gorgeous, light-filled home has a pristine backyard full of architecturally landscaped season-round flowers and lush grounds oozing with serenity - you won't want to leave! The backyard sanctuary has a large outdoor kitchen and a separate spacious patio, ideal for summer barbecues, parties, or cozy evenings under the stars! This home offers an idyllic year-round or seasonal retreat that you will love! There are too many special features of this stunning home to list - it is a must see! Come and see for yourself, you will not want to leave! Don't miss this chance to own a piece of paradise in one of the Hampton's most prestigious and desirable hamlets.

20. 2019-09-27
    soldstatus $800,000 Closed 500-char remark

    Show marketing remark (500 chars)

    LOCATION, LOCATION, LOCATION! This beautiful 4 BDRM & 3BA home is a quick 5 minute walk to Moriches Bay Beach & The Westhampton Yacht Squadron. It Backs Up To Preserve Land That Will Never Be Developed. Enjoy Radiant SUNSETS On Your Private 2nd Fl Deck. Lush Gardens With Mature Plantings Provide A Peaceful Sanctuary. This Is An Oasis Inside & Out, With Updated Appliances And NEW Master Bathroom. Don't Miss The Opportunity to live on the Most Scenic Block in Remsenburg! PRICED TO SELL

21. 2019-08-24
    status Under Contract 500-char remark

    Show marketing remark (500 chars)

    LOCATION, LOCATION, LOCATION! This beautiful 4 BDRM & 3BA home is a quick 5 minute walk to Moriches Bay Beach & The Westhampton Yacht Squadron. It Backs Up To Preserve Land That Will Never Be Developed. Enjoy Radiant SUNSETS On Your Private 2nd Fl Deck. Lush Gardens With Mature Plantings Provide A Peaceful Sanctuary. This Is An Oasis Inside & Out, With Updated Appliances And NEW Master Bathroom. Don't Miss The Opportunity to live on the Most Scenic Block in Remsenburg! PRICED TO SELL

22. 2019-05-25
    price $819,000 500-char remark

    Show marketing remark (500 chars)

    LOCATION, LOCATION, LOCATION! This beautiful 4 BDRM & 3BA home is a quick 5 minute walk to Moriches Bay Beach & The Westhampton Yacht Squadron. It Backs Up To Preserve Land That Will Never Be Developed. Enjoy Radiant SUNSETS On Your Private 2nd Fl Deck. Lush Gardens With Mature Plantings Provide A Peaceful Sanctuary. This Is An Oasis Inside & Out, With Updated Appliances And NEW Master Bathroom. Don't Miss The Opportunity to live on the Most Scenic Block in Remsenburg! PRICED TO SELL

23. 2019-01-24
    listed $869,000 New 500-char remark

    Show marketing remark (500 chars)

    LOCATION, LOCATION, LOCATION! This beautiful 4 BDRM & 3BA home is a quick 5 minute walk to Moriches Bay Beach & The Westhampton Yacht Squadron. It Backs Up To Preserve Land That Will Never Be Developed. Enjoy Radiant SUNSETS On Your Private 2nd Fl Deck. Lush Gardens With Mature Plantings Provide A Peaceful Sanctuary. This Is An Oasis Inside & Out, With Updated Appliances And NEW Master Bathroom. Don't Miss The Opportunity to live on the Most Scenic Block in Remsenburg! PRICED TO SELL

24. 2019-01-12
    historical
25. 2018-12-13
    price $899,000
26. 2018-11-01
    status Listing Extended
27. 2018-11-01
    historical
28. 2018-02-04
    listed $939,000 New

ⓘ 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 7/10 Severe FEMA zone AE · 92% chance over 30 yrs
• 🔥 Wildfire 1/10 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $253,663
• − Mortgage interest: −$103,629
• − Property taxes: −$27,750
• − Insurance: −$14,368
• − Repairs & maintenance: −$20,293
• − Management: −$20,293
• − Depreciation: −$53,818
• Taxable income: $13,512
• Est. tax owed @ 24.0%: −$3,243
• After-tax cash flow: $38,614/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: Remsenburg-Speonk Union Free School District
• NCES district ID: 3624420
• Math proficiency: 60% ▲ 10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $79,972
• Composite: 47.7/100
• National rank: #4915
• State rank: #389 of 755 in NY

Livability — Remsenburg-Speonk

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Remsenburg-Speonk, NY
• City population: 1,346
• Population (ZIP): 1,037

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 9% Romanian 8% Scotch-Irish 1%
• Foreign-born: 3%

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: ▲ 7.81%
• Current HPI: 386.454
• 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

+97.0% since first listed

12 events — show timeline

• 2025-09-08 Price Changed $1,850,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-05 Price Changed $1,999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-17 Listed $2,230,000 OneKey® MLS as Distributed by MLS Grid
• 2019-09-27 Sold (MLS) $800,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-05-25 Price Changed $819,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-24 Listed $869,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-12-13 Price Changed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-11-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-02-04 Listed $939,000 OneKey® MLS as Distributed by MLS Grid