1105 Fox Hill Dr #1105 · Baiting Hollow, NY 11933

$616,000

2 bd · 2.0 ba · 1,198 sqft · Condo public records · 15 Days on market

Built 2021 Good condition $514/sqft · at area comps Est $646k · at est. $540/mo HOA · 7% of rent

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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 +25.7/30.0
• ARV discount +9.6/15.0
• DSCR +8.6/10.0
• 1% rule +7.2/10.0
• Appreciation +6.6/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to easy coastal living at The Bluffs at Fox Hill in Baiting Hollow. This beautifully maintained 2-bedroom, 2-bath townhouse offers the perfect blend of comfort, style, and resort-inspired living. Featuring beautiful hardwood floors, an open and airy floor plan, an updated kitchen with stainless steel appliances, in-unit washer and dryer, and a spacious 1.5-car garage, this home is designed for both everyday convenience and effortless entertaining. Enjoy a lifestyle that feels like a year-round getaway with exceptional community amenities including a pool, pool house, clubhouse, fitness center, tennis courts, pickleball court, and private beach access. Ideally located near renowned g

Key facts

• Private beach access
• Updated kitchen
• $540 HOA

Tags

• UPDATED KITCHEN
• IN UNIT WASHER AND DRYER
• PRIVATE BEACH ACCESS

Property features AI

Finance

• HOA & community: Community association with monthly fee; Association fee: $540 monthly; Association covers common area maintenance, pool service, sewer, snow removal, trash, and water; Community amenities: clubhouse, fitness center, pool, tennis courts

Exterior

• Parking: Attached parking; 2 parking spaces total; 1.5-car garage
• Utilities: Public sewer; Cable available; Electricity connected; Private trash collection
• Home design: Townhouse; Condominium; Entry level: 1
• Construction: Brick and vinyl siding exterior
• Exterior features: Community pool; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Stainless steel appliances
• Bedrooms: Bedroom on first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; 5 total rooms; No basement; No attic; Pets allowed
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $616k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $616k).
• Recommended offer: $607k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.5% in Baiting Hollow — 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 60/100 on livability (#953 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.
• 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.
• Zoned schools: Riley Avenue School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 461 students, 34% FRL); Riverhead Middle School (math 18% / reading 35%, grade F, #594 of 729 statewide, top 81%, 827 students, 57% FRL); Riverhead Senior High School (math 80% / reading 86%, grade A, #440 of 1,100 statewide, top 40%, 2,001 students, 52% FRL).
• Market conditions: 84 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

• In year one you build about $24k of equity ($4k loan paydown + $20k appreciation (3.3% 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 (3.3% appreciation + 3.0% rent growth), your $172k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($607k) is reasonable based on typical stale-listing flexibility.

Recommended offer $606,760 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (median comp): $645,515
• List price: $616,000
• Delta: -4.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.02×
• Total profit: $176,602
• Equity at exit: $286,028

10-year hold

• IRR: 19.0%
• Equity multiple: 3.83×
• Total profit: $487,415
• Equity at exit: $447,971

Cash invested: $172,480 (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 11933

• Home prices YoY: 0.8%
• Active inventory: 84
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$3,230
• Tax from tax record: −$427 /mo · $5,130/yr
• Insurance: −$257
• HOA: −$540
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $1,470

Break-even live

Break-even rent $5,639

Max offer price $616,000

Occupancy floor 75%

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: $154,000
• Closing costs: $18,480
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1834 Edwards Ave Calverton, NY	3.0	1.5	1344	$7,500	$5.58	24d	1	1.10mi

HOA detail condo

• Monthly dues: $540 · $6,480/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-13
   statusdays on market $616,000 Pending 15 DOM
2. 2026-05-14
   listed $616,000 Active 900-char remark

ⓘ 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: $5,130 · $427/mo
• Projected year-2 tax: $7,770 · $648/mo
• Expected delta: +$2,640/yr (+$220/mo · 51.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$34,506
• − Property taxes: −$5,130
• − Insurance: −$3,080
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − HOA: −$6,480
• − Depreciation: −$17,920
• Taxable income: $8,485
• Est. tax owed @ 24.0%: −$2,036
• After-tax cash flow: $15,609/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

Good 80/100 Cosmetic rehab

This beautifully maintained 2-bedroom, 2-bath townhouse offers a blend of comfort and style, with modern updates and resort-inspired amenities. Ideal for both everyday living and entertaining, it's located in a desirable community with exceptional amenities.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Rental pool maintenance — amenity for potential tenants

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Rental pool maintenance — amenity for potential tenants ↑

ⓘ 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 — Baiting Hollow

• Score: 60/100
• State rank: #953
• US rank: #18639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baiting Hollow, NY
• Population (ZIP): 6,784

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Black 8% Two or more races 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 3% 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: ▲ 3.26%
• Current HPI: 397.7148
• 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

• 2026-06-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listed $616,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $5,130 · +0.0% YoY. Source: county tax records.