77 Point St · Jamesport, NY 11970

$729,000

2 bd · 1.5 ba · 857 sqft · SingleFamily · 33 Days on market

Built 1920 Good condition 4,792 sqft lot $851/sqft · 27% below area Est $1002k · 27% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.3/5.0

Listing remarks

Charming seasonal cottage just moments from a private beach in the heart of South Jamesport. Featuring hardwood floors throughout with a bright and sunlit den with vaulted ceilings creating an airy coastal feel. Enjoy an outdoor shower after a day at the beach and a casual meal on the oversized deck. A perfect getaway to enjoy beachside living and all the North Fork has to offer, including wineries, ferries, farm stands and marinas.

Key facts

• Sunlit den
• Oversized deck
• Private beach

Tags

• PRIVATE BEACH
• HARDWOOD FLOORS
• SUNLIT DEN
• OUTDOOR SHOWER
• OVERSIZED DECK

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity connected (PSEG); Cesspool sewage
• Home design: Single family residence; One story; Living area reported from plans
• Construction: Frame construction
• Exterior features: Frame construction; Shed(s); Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One level (single-story) home with bedroom(s) on the first floor
• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Galley kitchen; Deck
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $729k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $8k ($99k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $729k).
• Recommended offer: $707k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,185 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($5k loan paydown + $22k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $204k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($707k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $707,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.31% ✓
• Cap rate: 19.93%
• Cash-on-cash: 48.69%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (median comp): $1,002,101
• List price: $729,000
• Delta: -27.25%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 53.9%
• Equity multiple: 4.02×
• Total profit: $615,562
• Equity at exit: $327,790

10-year hold

• IRR: 53.5%
• Equity multiple: 8.12×
• Total profit: $1,452,549
• Equity at exit: $505,163

Cash invested: $204,120 (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 11970

• Active inventory: 4
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $16,861 medium
• Mortgage (P&I): −$3,823
• Tax est. 1.5%: −$911 /mo · $10,935/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,541
• Net cashflow: $8,282

Break-even live

Break-even rent $6,377

Max offer price $729,000

Occupancy floor 46%

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: $182,250
• Closing costs: $21,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Point St Holtsville, NY	3.0	1.0	768	$18,000	$23.44	43d	1	0.06mi
1572 Main RD Jamesport, NY	2.0	1.0	550	$2,600	$4.73	7d	1	0.90mi

Listing history 9 events

1. 2026-06-09
   days on market $729,000 Active 33 DOM
2. 2026-06-08
   days on market $729,000 Active 32 DOM
3. 2026-06-07
   days on market $729,000 Active 31 DOM
4. 2026-06-04
   days on market $729,000 Active 28 DOM
5. 2026-06-03
   days on market $729,000 Active 27 DOM
6. 2026-06-02
   days on market $729,000 Active 26 DOM
7. 2026-06-01
   days on market $729,000 Active 25 DOM
8. 2026-05-31
   days on market $729,000 Active 24 DOM
9. 2026-05-07
   listed $729,000 Active 436-char remark

ⓘ 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 5/10 Major FEMA zone X (shaded) · 44% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°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: $202,329
• − Mortgage interest: −$40,835
• − Property taxes: −$10,935
• − Insurance: −$3,645
• − Repairs & maintenance: −$16,186
• − Management: −$16,186
• − Depreciation: −$21,207
• Taxable income: $93,334
• Est. tax owed @ 24.0%: −$22,400
• After-tax cash flow: $76,985/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 · 30 photos

Good 80/100 Cosmetic rehab

This charming seasonal cottage in South Jamesport is in good condition with a good condition score of 80. It has a good exterior, hardwood floors, and good windows. The property has a good foundation and structure. The property is move-in ready with minor cosmetic repairs needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscaping — improves curb appeal and rental value
• Both HVAC service — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscaping — improves curb appeal and rental value ↑
• Both HVAC service — improves comfort and energy efficiency ↑

ⓘ 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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Jamesport

• Score: 46/100
• State rank: #1185
• US rank: #26497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamesport, NY
• City population: 716
• Population (ZIP): 468

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 18% Two or more races 9%
• Hispanic origin (detail): Salvadoran 9%
• Common ancestry: Scotch-Irish 8%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 9% Russian/Polish/Slavic 8%

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: —
• Current HPI: —
• 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

2 events — show timeline

• 2026-06-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Listed $729,000 OneKey® MLS as Distributed by MLS Grid