701 Halsey Ln · Bridgehampton, NY 11932

$6,800,000

4 bd · 3.0 ba · 3,400 sqft · SingleFamily · 770 Days on market

Built 1998 0.93 ac lot $2000/sqft · at area comps Est $6659k · at est. ↓ 6% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +6.5/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Nestled in the coveted enclave of Bridgehampton South, just moments from the whispering ocean waves, this contemporary masterpiece stands as a beacon of refined living. Envisioned by a renowned architect and owner with a prestigious South-of-the-Highway position, this timeless property epitomizes the exclusive Hamptons lifestyle. Spanning over 3,400 +/- sq. ft. of elegantly appointed space, this residence boasts an open-floor design that seamlessly integrates the living areas with the outdoors. This home's heart is its recently renovated kitchen, equipped with state-of-the-art appliances and finishes. It is set against the backdrop of a cozy fireplace, adding warmth and charm to the interior. Accommodation comprises 4 generously sized bedrooms and 3 baths, offering ample space for your guests. Outdoors, the property unfolds over a meticulously landscaped acre adorned with specimen trees that create a serene and private oasis. At its center lies a 20'x40' heated pool, promising endless days of relaxation under the Hamptons sun. A 400 +/- sq. ft. 2-car garage provides practical storage solutions. This stunning home is a testament to architectural brilliance and a canvas for potential expansion. With the possibility to extend or envision your dream residence, the grounds can accommodate a 13,000 +/- sq. ft. dream home, allowing for a personal touch to this magnificent property. Surrounded by open fields and commanding prices upwards of $30 million in the vicinity, this Bridgehampton South gem represents a rare opportunity to own a piece of the Hamptons' luxury lifestyle. Whether cherished "as is" or reimagined to suit personal preferences, this home is a sanctuary of sophistication, inviting its next stewards to create their legacy in one of the most desirable locales south of the highway.

Key facts

• 20'x40' heated pool
• Potential expansion
• 0.93 acre lot

Tags

• RECENTLY RENOVATED KITCHEN
• 20'X40' HEATED POOL
• METICULOUSLY LANDSCAPED ACRE
• POTENTIAL EXPANSION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $6.80M.

Deal economics

• At list price, monthly cash flow is $-8k ($-100k/yr) — negative.
• To cash-flow at today's rent, offer at most $5.59M (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $4.89M (28.0% below list).
• Recommended offer: $4.89M (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#874 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools B; Watch: amenities F, commute F, cost of living F.
• Bridgehampton Union Free School District (rural): math 50% / reading 40% proficiency, ranked #511 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $48,935/mo this rent would consume 338% of the median local household income ($174k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $727k of equity ($47k loan paydown + $680k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$1.17M cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 770 days — a 12% lower offer ($5.98M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $450k (6%) 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 $4,893,487 (28.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 770 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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 B-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $6,658,599
• List price: $6,800,000
• Delta: 2.12%
• Verdict: FAIR
• Comps: 7 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Summerfield Ln	0.38mi	4/3.5	3,000 (-12%)	7mo	$6,150,000	$2,050	54

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $3,173,355
• Equity at exit: $6,125,979

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $9,763,928
• Equity at exit: $13,210,904

Cash invested: $1,904,000 (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 11932

• Home prices YoY: 2.9%
• Active inventory: 24
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $48,935 medium
• Mortgage (P&I): −$35,660
• Tax est. 1.5%: −$8,500 /mo · $102,000/yr
• Insurance: −$2,833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,276
• Net cashflow: $-8,335

Break-even live

Break-even rent $59,485

Max offer price $5,593,952

Occupancy floor —

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: $1,700,000
• Closing costs: $204,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $6,800,000 Active 770 DOM
2. 2026-06-17
   days on market $6,800,000 Active 769 DOM
3. 2026-06-16
   days on market $6,800,000 Active 768 DOM
4. 2026-06-15
   days on market $6,800,000 Active 767 DOM
5. 2026-06-13
   days on market $6,800,000 Active 765 DOM
6. 2026-06-09
   days on market $6,800,000 Active 761 DOM
7. 2026-06-08
   days on market $6,800,000 Active 760 DOM
8. 2026-06-07
   days on market $6,800,000 Active 759 DOM
9. 2026-06-04
   days on market $6,800,000 Active 756 DOM
10. 2026-06-03
    days on market $6,800,000 Active 755 DOM
11. 2026-06-02
    days on market $6,800,000 Active 754 DOM
12. 2026-06-01
    days on market $6,800,000 Active 753 DOM
13. 2026-05-31
    days on market $6,800,000 Active 752 DOM
14. 2026-05-05
    price $6,800,000 1827-char remark

    Show marketing remark (1827 chars)

    Nestled in the coveted enclave of Bridgehampton South, just moments from the whispering ocean waves, this contemporary masterpiece stands as a beacon of refined living. Envisioned by a renowned architect and owner with a prestigious South-of-the-Highway position, this timeless property epitomizes the exclusive Hamptons lifestyle. Spanning over 3,400 +/- sq. ft. of elegantly appointed space, this residence boasts an open-floor design that seamlessly integrates the living areas with the outdoors. This home's heart is its recently renovated kitchen, equipped with state-of-the-art appliances and finishes. It is set against the backdrop of a cozy fireplace, adding warmth and charm to the interior. Accommodation comprises 4 generously sized bedrooms and 3 baths, offering ample space for your guests. Outdoors, the property unfolds over a meticulously landscaped acre adorned with specimen trees that create a serene and private oasis. At its center lies a 20'x40' heated pool, promising endless days of relaxation under the Hamptons sun. A 400 +/- sq. ft. 2-car garage provides practical storage solutions. This stunning home is a testament to architectural brilliance and a canvas for potential expansion. With the possibility to extend or envision your dream residence, the grounds can accommodate a 13,000 +/- sq. ft. dream home, allowing for a personal touch to this magnificent property. Surrounded by open fields and commanding prices upwards of $30 million in the vicinity, this Bridgehampton South gem represents a rare opportunity to own a piece of the Hamptons' luxury lifestyle. Whether cherished "as is" or reimagined to suit personal preferences, this home is a sanctuary of sophistication, inviting its next stewards to create their legacy in one of the most desirable locales south of the highway.

15. 2025-12-07
    listed
16. 2025-10-22
    status Active 1827-char remark

    Show marketing remark (1827 chars)

    Nestled in the coveted enclave of Bridgehampton South, just moments from the whispering ocean waves, this contemporary masterpiece stands as a beacon of refined living. Envisioned by a renowned architect and owner with a prestigious South-of-the-Highway position, this timeless property epitomizes the exclusive Hamptons lifestyle. Spanning over 3,400 +/- sq. ft. of elegantly appointed space, this residence boasts an open-floor design that seamlessly integrates the living areas with the outdoors. This home's heart is its recently renovated kitchen, equipped with state-of-the-art appliances and finishes. It is set against the backdrop of a cozy fireplace, adding warmth and charm to the interior. Accommodation comprises 4 generously sized bedrooms and 3 baths, offering ample space for your guests. Outdoors, the property unfolds over a meticulously landscaped acre adorned with specimen trees that create a serene and private oasis. At its center lies a 20'x40' heated pool, promising endless days of relaxation under the Hamptons sun. A 400 +/- sq. ft. 2-car garage provides practical storage solutions. This stunning home is a testament to architectural brilliance and a canvas for potential expansion. With the possibility to extend or envision your dream residence, the grounds can accommodate a 13,000 +/- sq. ft. dream home, allowing for a personal touch to this magnificent property. Surrounded by open fields and commanding prices upwards of $30 million in the vicinity, this Bridgehampton South gem represents a rare opportunity to own a piece of the Hamptons' luxury lifestyle. Whether cherished "as is" or reimagined to suit personal preferences, this home is a sanctuary of sophistication, inviting its next stewards to create their legacy in one of the most desirable locales south of the highway.

17. 2025-10-22
    historical 1827-char remark

    Show marketing remark (1827 chars)

    Nestled in the coveted enclave of Bridgehampton South, just moments from the whispering ocean waves, this contemporary masterpiece stands as a beacon of refined living. Envisioned by a renowned architect and owner with a prestigious South-of-the-Highway position, this timeless property epitomizes the exclusive Hamptons lifestyle. Spanning over 3,400 +/- sq. ft. of elegantly appointed space, this residence boasts an open-floor design that seamlessly integrates the living areas with the outdoors. This home's heart is its recently renovated kitchen, equipped with state-of-the-art appliances and finishes. It is set against the backdrop of a cozy fireplace, adding warmth and charm to the interior. Accommodation comprises 4 generously sized bedrooms and 3 baths, offering ample space for your guests. Outdoors, the property unfolds over a meticulously landscaped acre adorned with specimen trees that create a serene and private oasis. At its center lies a 20'x40' heated pool, promising endless days of relaxation under the Hamptons sun. A 400 +/- sq. ft. 2-car garage provides practical storage solutions. This stunning home is a testament to architectural brilliance and a canvas for potential expansion. With the possibility to extend or envision your dream residence, the grounds can accommodate a 13,000 +/- sq. ft. dream home, allowing for a personal touch to this magnificent property. Surrounded by open fields and commanding prices upwards of $30 million in the vicinity, this Bridgehampton South gem represents a rare opportunity to own a piece of the Hamptons' luxury lifestyle. Whether cherished "as is" or reimagined to suit personal preferences, this home is a sanctuary of sophistication, inviting its next stewards to create their legacy in one of the most desirable locales south of the highway.

18. 2025-09-03
    historical
19. 2024-11-26
    listed
20. 2024-11-26
    historical
21. 2024-11-22
    listed
22. 2024-01-04
    listed $7,250,000 Active 1827-char remark

    Show marketing remark (1827 chars)

    Nestled in the coveted enclave of Bridgehampton South, just moments from the whispering ocean waves, this contemporary masterpiece stands as a beacon of refined living. Envisioned by a renowned architect and owner with a prestigious South-of-the-Highway position, this timeless property epitomizes the exclusive Hamptons lifestyle. Spanning over 3,400 +/- sq. ft. of elegantly appointed space, this residence boasts an open-floor design that seamlessly integrates the living areas with the outdoors. This home's heart is its recently renovated kitchen, equipped with state-of-the-art appliances and finishes. It is set against the backdrop of a cozy fireplace, adding warmth and charm to the interior. Accommodation comprises 4 generously sized bedrooms and 3 baths, offering ample space for your guests. Outdoors, the property unfolds over a meticulously landscaped acre adorned with specimen trees that create a serene and private oasis. At its center lies a 20'x40' heated pool, promising endless days of relaxation under the Hamptons sun. A 400 +/- sq. ft. 2-car garage provides practical storage solutions. This stunning home is a testament to architectural brilliance and a canvas for potential expansion. With the possibility to extend or envision your dream residence, the grounds can accommodate a 13,000 +/- sq. ft. dream home, allowing for a personal touch to this magnificent property. Surrounded by open fields and commanding prices upwards of $30 million in the vicinity, this Bridgehampton South gem represents a rare opportunity to own a piece of the Hamptons' luxury lifestyle. Whether cherished "as is" or reimagined to suit personal preferences, this home is a sanctuary of sophistication, inviting its next stewards to create their legacy in one of the most desirable locales south of the highway.

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

Taxation est. · year 1

• Rental income: $587,218
• − Mortgage interest: −$380,906
• − Property taxes: −$102,000
• − Insurance: −$34,000
• − Repairs & maintenance: −$46,977
• − Management: −$46,977
• − Depreciation: −$197,818
• Taxable loss: −$221,460
• Est. tax savings @ 24.0%: +$53,150
• After-tax cash flow: $-46,866/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: Bridgehampton Union Free School District
• NCES district ID: 3605370
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $69,915
• Composite: 42.79/100
• National rank: #6761
• State rank: #511 of 755 in NY

Livability — Bridgehampton

• Score: 62/100
• State rank: #874
• US rank: #16891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgehampton, NY
• County: Suffolk County · 679,920 people
• City population: 725
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 725
• Household income: $173,672
• Rent vs Own: 10.7% rent · 89.3% 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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Black 10% Two or more races 6%
• Hispanic origin (detail): Mexican 12% Dominican 10%
• Common ancestry: Italian 5% Romanian 3% Scotch-Irish 3%
• Foreign-born: 32% · Canada, China
• Languages at home: 71% English-only · Spanish 17% Russian/Polish/Slavic 6% French/Haitian/Cajun 6%

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: ▲ 15.37%
• Current HPI: 546.5294
• 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

-6.2% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $6,800,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-07 Listed for Rent — ONEKEY
• 2025-10-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-03 Rental Removed — ONEKEY
• 2024-11-26 Listed for Rent — ONEKEY
• 2024-11-26 Rental Removed — ONEKEY
• 2024-11-22 Listed for Rent — ONEKEY
• 2024-01-04 Listed $7,250,000 OneKey® MLS as Distributed by MLS Grid