12 George St · Hampton Bays, NY 11946

$799,999

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 90 Days on market

Built 1992 0.33 ac lot Est $882k · 9% 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 +28.1/30.0
• ARV discount +11.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further opportunity knocks to own a home in Hampton Bays. Home has great bones, design according to your style, huge possibilites. Near canal & marina. Restaurants, famous Canal Cafe and shops. Won't last!, Additional information: Appearance:Fair,Separate Hotwater Heater:N

Key facts

• Fully renovated
• Extra living space
• Brand-new roof

Tags

• FULLY RENOVATED
• BRAND-NEW ROOF
• FINISHED BASEMENT
• PRIME LOCATION
• EXTRA LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $800k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $800k).
• Recommended offer: $752k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 6.4% in Hampton Bays — 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 68/100 on livability (#551 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Hampton Bays Union Free School District (suburban): math 45% / reading 44% proficiency, ranked #434 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hampton Bays Elementary School (math 32% / reading 52%, grade F, #1,361 of 2,108 statewide, top 67%, 682 students, 55% FRL); Hampton Bays Middle School (math 25% / reading 38%, grade F, #522 of 729 statewide, top 73%, 597 students, 64% FRL); Hampton Bays High School (math 98% / reading 57%, grade A-, #580 of 1,100 statewide, top 53%, 769 students, 53% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.1%/yr); 172 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $9,621/mo this rent would consume 86% of the median local household income ($134k/yr) (locally 199% 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 $6k of loan paydown is wiped out by about $24k 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 $224k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($752k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $495k; list at $800k implies a 62% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $751,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.20% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $882,420
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Wakeman Rd	0.60mi	2/3.0 (-1)	963 (+4%)	23mo	$920,000	$955	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.7%
• Equity multiple: 1.36×
• Total profit: $80,998
• Equity at exit: $119,282

10-year hold

• IRR: 21.6%
• Equity multiple: 3.26×
• Total profit: $507,359
• Equity at exit: $69,169

Cash invested: $224,000 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 172
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $9,621 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$562 /mo · $6,738/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,020
• Net cashflow: $2,511

Break-even live

Break-even rent $6,443

Max offer price $799,999

Occupancy floor 69%

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Canal St Hampton Bays, NY	2.0	1.0	584	$11,000	$18.84	18d	1	0.37mi
18 Old Riverhead Rd Hampton Bays, NY	3.0	2.0	1056	$13,500	$12.78	24d	1	0.41mi
62 Canoe Place Rd #627 Hampton Bays, NY	2.0	1.0	661	$4,500	$6.81	43d	1	0.67mi
20A Columbine Ave N Hampton Bays, NY	2.0	1.0	1073	$10,000	$9.32	14d	1	0.77mi
3 Windmill Ln Hampton Bays, NY	3.0	2.0	997	$5,000	$5.02	5d	1	0.82mi
12 Ridge Ln Hampton Bays, NY	2.0	1.0	900	$20,000	$22.22	43d	1	0.95mi
11 Oakhurst Rd Hampton Bays, NY	3.0	2.0	1056	$35,000	$33.14	24d	1	1.17mi
11A Oakhurst Rd Hampton Bays, NY	2.0	1.0	1000	$50,000	$50.00	24d	1	1.18mi
164 W Montauk Hwy Hampton Bays, NY	1.0–2.0	1.0–1.5	610	$4,195	$6.88	43d	1	1.37mi

Listing history 10 events

1. 2026-03-09
   status Pending
2. 2026-02-26
   price $799,999
3. 2025-12-09
   listed $839,000 Active
4. 2023-07-12
   historical
5. 2023-06-30
   price $899,000
6. 2023-06-21
   listed $950,000 Active
7. 2023-03-17
   soldstatus $495,000 Closed 285-char remark

   Show marketing remark (285 chars)

   Look no further opportunity knocks to own a home in Hampton Bays. Home has great bones, design according to your style, huge possibilites. Near canal & marina. Restaurants, famous Canal Cafe and shops. Won't last!, Additional information: Appearance:Fair,Separate Hotwater Heater:N

8. 2023-03-02
   status Pending 285-char remark

   Show marketing remark (285 chars)

   Look no further opportunity knocks to own a home in Hampton Bays. Home has great bones, design according to your style, huge possibilites. Near canal & marina. Restaurants, famous Canal Cafe and shops. Won't last!, Additional information: Appearance:Fair,Separate Hotwater Heater:N

9. 2023-01-24
   listed $499,900 Active 285-char remark

   Show marketing remark (285 chars)

   Look no further opportunity knocks to own a home in Hampton Bays. Home has great bones, design according to your style, huge possibilites. Near canal & marina. Restaurants, famous Canal Cafe and shops. Won't last!, Additional information: Appearance:Fair,Separate Hotwater Heater:N

10. 2000-06-22
    soldstatus $182,500

ⓘ 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: $6,738 · $562/mo
• Projected year-2 tax: $10,129 · $844/mo
• Expected delta: +$3,391/yr (+$283/mo · 50.3%)

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

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 · 21 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: $115,456
• − Mortgage interest: −$44,812
• − Property taxes: −$6,738
• − Insurance: −$4,000
• − Repairs & maintenance: −$9,236
• − Management: −$9,236
• − Depreciation: −$23,273
• Taxable income: $18,160
• Est. tax owed @ 24.0%: −$4,358
• After-tax cash flow: $25,770/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: Hampton Bays Union Free School District
• NCES district ID: 3613530
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $70,274
• Composite: 40.18/100
• National rank: #3788
• State rank: #434 of 590 in NY

Livability — Hampton Bays

• Score: 68/100
• State rank: #551
• US rank: #9894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Bays, NY
• County: Suffolk County · 679,920 people
• City population: 15,819
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,819
• Household income: $133,918
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 199.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 32% Two or more races 13% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 26% · Canada, Jamaica, Guatemala
• Languages at home: 64% English-only · Spanish 29% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -118.82%
• Current HPI: 467.2466
• Rent YoY: ▲ 16.07%
• 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

+338.4% since first listed

10 events — show timeline

• 2026-03-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2025-12-09 Listed $839,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-06-30 Price Changed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-21 Listed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-17 Sold (MLS) $495,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-01-24 Listed $499,900 OneKey® MLS as Distributed by MLS Grid
• 2000-06-22 Sold (Public Records) $182,500 Public Records

Property tax history

+2.4%/yr

Latest (2022): $6,738 · +0.0% YoY. Source: county tax records.