39 Halsey Ave · Southampton, NY 11968

$2,300,000

6 bd · 2.0 ba · 1,688 sqft · MultiFamily public records · 623 Days on market

Built 1965 0.33 ac lot Est $2500k · 8% under

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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
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Heart of Southampton Village! You can renovate this property and move in. Or you could build your dream home. Please call me. The seller is motivated and we are looking for offers looking to close this sale this fall. Please give us a call and schedule a showing. The house is , totally vacant and freshly painted. VACANT - Tenants just moved out ! Ready for immediate move in. Located in the heart of Southampton Village. Rare opportunity . Two Family Home . Halsey Avenue provides a very unique investment opportunity in the heart of Southampton Village. A true diamond in the ruff. Spacious .39 lot with room for a 18x34 in ground pool. The property houses a separate 2 bay car garage, a rare find in Southampton Village, which could be converted to a large pool house and 200 ft driveway. Potential land to build a new construction 2,800 sq. ft. house with 1,200 sq. ft. walk out basement and 500 sf accessory structure pool cabana. Survey showing zoning setbacks, Survey without markings, Property Code Site Analysis attached.

Key facts

• Spacious lot
• Two family home
• 0.33 acre lot

Tags

• TWO FAMILY HOME
• SPACIOUS LOT
• SEPARATE 2 BAY GARAGE
• POTENTIAL FOR NEW CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $2.30M.

Deal economics

• At list price, monthly cash flow is $14k ($166k/yr) — positive. Per door: $7k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($38k rent vs $2.30M).
• Recommended offer: $2.02M (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.8% in Southampton — 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 69/100 on livability (#472 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: commute D+, amenities F, cost of living F.
• Southampton Union Free School District (suburban): math 53% / reading 51% proficiency, ranked #293 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+14.6%/yr); 95 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $37,615/mo this rent would consume 289% of the median local household income ($156k/yr) (locally 274% 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 $16k of loan paydown is wiped out by about $69k 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 $644k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 623 days — a 12% lower offer ($2.02M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $128k; list at $2.30M implies a 1697% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,024,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 623 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.64% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.75%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $2,500,000
• List price: $2,300,000
• Delta: -8.00%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.10×
• Total profit: $706,926
• Equity at exit: $342,937

10-year hold

• IRR: 35.7%
• Equity multiple: 5.12×
• Total profit: $2,656,134
• Equity at exit: $198,862

Cash invested: $644,000 (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 11968

• Home prices YoY: -28.6%
• Rents YoY: 14.6%
• Active inventory: 95
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $37,615 medium
• Mortgage (P&I): −$12,061
• Tax est. 1.5%: −$2,875 /mo · $34,500/yr
• Insurance: −$958
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,899
• Net cashflow: $13,821

Break-even live

Break-even rent $20,120

Max offer price $2,300,000

Occupancy floor 58%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$37,616
Total (2 units)			$37,615

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: $575,000
• Closing costs: $69,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $2,300,000 Active 623 DOM
2. 2026-06-17
   days on market $2,300,000 Active 622 DOM
3. 2026-06-16
   days on market $2,300,000 Active 621 DOM
4. 2026-06-15
   days on market $2,300,000 Active 620 DOM
5. 2026-06-13
   days on market $2,300,000 Active 618 DOM
6. 2026-06-13
   days on market $2,300,000 Active 617 DOM
7. 2026-06-09
   days on market $2,300,000 Active 614 DOM
8. 2026-06-08
   days on market $2,300,000 Active 613 DOM
9. 2026-06-07
   days on market $2,300,000 Active 612 DOM
10. 2026-06-04
    days on market $2,300,000 Active 609 DOM
11. 2026-06-03
    days on market $2,300,000 Active 608 DOM
12. 2026-06-02
    days on market $2,300,000 Active 607 DOM
13. 2026-06-01
    days on market $2,300,000 Active 606 DOM
14. 2026-05-31
    days on market $2,300,000 Active 605 DOM
15. 2025-11-18
    price $2,300,000 1034-char remark

    Show marketing remark (1034 chars)

    Heart of Southampton Village! You can renovate this property and move in. Or you could build your dream home. Please call me. The seller is motivated and we are looking for offers looking to close this sale this fall. Please give us a call and schedule a showing. The house is , totally vacant and freshly painted. VACANT - Tenants just moved out ! Ready for immediate move in. Located in the heart of Southampton Village. Rare opportunity . Two Family Home . Halsey Avenue provides a very unique investment opportunity in the heart of Southampton Village. A true diamond in the ruff. Spacious .39 lot with room for a 18x34 in ground pool. The property houses a separate 2 bay car garage, a rare find in Southampton Village, which could be converted to a large pool house and 200 ft driveway. Potential land to build a new construction 2,800 sq. ft. house with 1,200 sq. ft. walk out basement and 500 sf accessory structure pool cabana. Survey showing zoning setbacks, Survey without markings, Property Code Site Analysis attached.

16. 2025-08-28
    price $1,950,000 1034-char remark

    Show marketing remark (1034 chars)

    Heart of Southampton Village! You can renovate this property and move in. Or you could build your dream home. Please call me. The seller is motivated and we are looking for offers looking to close this sale this fall. Please give us a call and schedule a showing. The house is , totally vacant and freshly painted. VACANT - Tenants just moved out ! Ready for immediate move in. Located in the heart of Southampton Village. Rare opportunity . Two Family Home . Halsey Avenue provides a very unique investment opportunity in the heart of Southampton Village. A true diamond in the ruff. Spacious .39 lot with room for a 18x34 in ground pool. The property houses a separate 2 bay car garage, a rare find in Southampton Village, which could be converted to a large pool house and 200 ft driveway. Potential land to build a new construction 2,800 sq. ft. house with 1,200 sq. ft. walk out basement and 500 sf accessory structure pool cabana. Survey showing zoning setbacks, Survey without markings, Property Code Site Analysis attached.

17. 2025-08-23
    price $2,300,000 1034-char remark

    Show marketing remark (1034 chars)

    Heart of Southampton Village! You can renovate this property and move in. Or you could build your dream home. Please call me. The seller is motivated and we are looking for offers looking to close this sale this fall. Please give us a call and schedule a showing. The house is , totally vacant and freshly painted. VACANT - Tenants just moved out ! Ready for immediate move in. Located in the heart of Southampton Village. Rare opportunity . Two Family Home . Halsey Avenue provides a very unique investment opportunity in the heart of Southampton Village. A true diamond in the ruff. Spacious .39 lot with room for a 18x34 in ground pool. The property houses a separate 2 bay car garage, a rare find in Southampton Village, which could be converted to a large pool house and 200 ft driveway. Potential land to build a new construction 2,800 sq. ft. house with 1,200 sq. ft. walk out basement and 500 sf accessory structure pool cabana. Survey showing zoning setbacks, Survey without markings, Property Code Site Analysis attached.

18. 2025-08-22
    price $23,000,000 1034-char remark

    Show marketing remark (1034 chars)

    Heart of Southampton Village! You can renovate this property and move in. Or you could build your dream home. Please call me. The seller is motivated and we are looking for offers looking to close this sale this fall. Please give us a call and schedule a showing. The house is , totally vacant and freshly painted. VACANT - Tenants just moved out ! Ready for immediate move in. Located in the heart of Southampton Village. Rare opportunity . Two Family Home . Halsey Avenue provides a very unique investment opportunity in the heart of Southampton Village. A true diamond in the ruff. Spacious .39 lot with room for a 18x34 in ground pool. The property houses a separate 2 bay car garage, a rare find in Southampton Village, which could be converted to a large pool house and 200 ft driveway. Potential land to build a new construction 2,800 sq. ft. house with 1,200 sq. ft. walk out basement and 500 sf accessory structure pool cabana. Survey showing zoning setbacks, Survey without markings, Property Code Site Analysis attached.

19. 2025-03-20
    price $2,200,000 1034-char remark

    Show marketing remark (1034 chars)

    Heart of Southampton Village! You can renovate this property and move in. Or you could build your dream home. Please call me. The seller is motivated and we are looking for offers looking to close this sale this fall. Please give us a call and schedule a showing. The house is , totally vacant and freshly painted. VACANT - Tenants just moved out ! Ready for immediate move in. Located in the heart of Southampton Village. Rare opportunity . Two Family Home . Halsey Avenue provides a very unique investment opportunity in the heart of Southampton Village. A true diamond in the ruff. Spacious .39 lot with room for a 18x34 in ground pool. The property houses a separate 2 bay car garage, a rare find in Southampton Village, which could be converted to a large pool house and 200 ft driveway. Potential land to build a new construction 2,800 sq. ft. house with 1,200 sq. ft. walk out basement and 500 sf accessory structure pool cabana. Survey showing zoning setbacks, Survey without markings, Property Code Site Analysis attached.

20. 2024-10-03
    listed $2,300,000 Active 1034-char remark

    Show marketing remark (1034 chars)

    Heart of Southampton Village! You can renovate this property and move in. Or you could build your dream home. Please call me. The seller is motivated and we are looking for offers looking to close this sale this fall. Please give us a call and schedule a showing. The house is , totally vacant and freshly painted. VACANT - Tenants just moved out ! Ready for immediate move in. Located in the heart of Southampton Village. Rare opportunity . Two Family Home . Halsey Avenue provides a very unique investment opportunity in the heart of Southampton Village. A true diamond in the ruff. Spacious .39 lot with room for a 18x34 in ground pool. The property houses a separate 2 bay car garage, a rare find in Southampton Village, which could be converted to a large pool house and 200 ft driveway. Potential land to build a new construction 2,800 sq. ft. house with 1,200 sq. ft. walk out basement and 500 sf accessory structure pool cabana. Survey showing zoning setbacks, Survey without markings, Property Code Site Analysis attached.

21. 2024-09-04
    historical
22. 2024-05-02
    listed $1,995,000 Active
23. 2020-10-17
    historical
24. 2020-07-17
    listed $1,450,000 Active
25. 2013-09-18
    historical
26. 2012-09-18
    listed $899,000
27. 1995-11-21
    soldstatus $128,000

ⓘ 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 5/10 Major 7 d/yr ≥90°F today · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $451,380
• − Mortgage interest: −$128,836
• − Property taxes: −$34,500
• − Insurance: −$11,500
• − Repairs & maintenance: −$36,110
• − Management: −$36,110
• − Depreciation: −$66,909
• Taxable income: $137,414
• Est. tax owed @ 24.0%: −$32,979
• After-tax cash flow: $132,873/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: Southampton Union Free School District
• NCES district ID: 3627540
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $85,977
• Composite: 47.9/100
• National rank: #2213
• State rank: #293 of 590 in NY

Livability — Southampton

• Score: 69/100
• State rank: #472
• US rank: #8333

Category grades

Amenities F Commute D+ 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: Southampton, NY
• County: Suffolk County · 679,920 people
• City population: 15,312
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,312
• Household income: $156,219
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 274.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 13% Two or more races 10% Black 9% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Danish 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% German/W. Germanic 2%

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: ▼ -184.86%
• Current HPI: 461.1144
• Rent YoY: ▲ 14.62%
• 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

+1696.9% since first listed

13 events — show timeline

• 2025-11-18 Price Changed $2,300,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $1,950,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-23 Price Changed $2,300,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $23,000,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-20 Price Changed $2,200,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-03 Listed $2,300,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-05-02 Listed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-07-17 Listed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2013-09-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-09-18 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 1995-11-21 Sold (Public Records) $128,000 Public Records

Property tax history

-4.1%/yr

Latest (2023): $1,413 · -75.9% YoY. Source: county tax records.