210 5th St · Greenport, NY 11944

$1,395,000

3 bd · 1.5 ba · 1,800 sqft · SingleFamily · 108 Days on market

Built 1934 6,970 sqft lot $775/sqft · 42% above area Est $983k · 42% over

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Why this score? — see what drove the C 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +6.4/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic Greenport Village Craftsman has the kind of charm that is getting harder to find — bright, airy rooms, beautiful period detail, and an easy coastal feel just one block from the beach. Inside, the home features coffered ceilings, warm wood floors, and sun-filled living and dining spaces. Outside, the private backyard is well suited for summer living, with room for a pool; the detached garage could work well as a pool house, studio, or additional entertaining space. This special property is close to a sandy Bay beach, the LIRR, SI Ferry, restaurants and the lively Village downtown. Perfectly located to explore the vineyards, farm stands, fishing spots and all that the North Fork offers.

Key facts

• Coffered ceilings
• Sun-filled dining
• Private backyard

Tags

• COFFERED CEILINGS
• PRIVATE BACKYARD
• DETACHED GARAGE
• SUN-FILLED LIVING
• SUN-FILLED DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.40M).
• Recommended offer: $1.27M (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#217 in NY, #3,399 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, commute B+; Watch: housing C-, cost of living F.
• Greenport Union Free School District (town): math 55% / reading 45% proficiency, ranked #450 of 755 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 67 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $42k 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 + 3.0% rent growth), your $391k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($1.27M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $667k; list at $1.40M implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,269,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.14% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.45%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (median comp): $983,116
• List price: $1,395,000
• Delta: 41.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Clark St	0.02mi	3/2.5	1,672 (-7%)	3mo	$1,645,000	$984	81
237 5th Ave	0.44mi	3/1.5	1,700 (-6%)	11mo	$1,250,000	$735	61
516 4th St	0.33mi	4/2.5 (+1)	1,840 (+2%)	14mo	$1,195,000	$649	60
239 5th Ave	0.45mi	3/2.0	1,750 (-3%)	15mo	$895,000	$511	60
217 6th St	0.10mi	3/2.5	1,967 (+9%)	22mo	$1,550,000	$788	57
520 4th St	0.34mi	3/2.0	1,599 (-11%)	11mo	$890,000	$557	54
336 2nd St	0.60mi	4/2.0 (+1)	1,800 (0%)	15mo	$578,000	$321	53
216 North St	0.70mi	3/3.5	1,724 (-4%)	0mo	$999,000	$579	52
312 5th Ave	0.50mi	3/2.0	1,620 (-10%)	10mo	$875,000	$540	50
330 2nd St	0.60mi	2/2.0 (-1)	1,946 (+8%)	6mo	$675,000	$347	47
73175 Main Rd	0.73mi	3/2.0	1,540 (-14%)	2mo	$595,000	$386	38
520 Madison Ave	0.57mi	4/2.5 (+1)	2,000 (+11%)	17mo	$1,675,000	$838	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $31,513
• Equity at exit: $207,999

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $357,814
• Equity at exit: $120,614

Cash invested: $390,600 (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 11944

• Home prices YoY: -23.7%
• Active inventory: 67
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $15,886 medium
• Mortgage (P&I): −$7,316
• Tax from tax record: −$602 /mo · $7,227/yr
• Insurance: −$581
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,336
• Net cashflow: $4,051

Break-even live

Break-even rent $10,758

Max offer price $1,395,000

Occupancy floor 70%

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: $348,750
• Closing costs: $41,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 6th St Greenport, NY	2.0	2.5	1452	$14,000	$9.64	12d	1	0.13mi
134 6th St Greenport, NY	3.0	2.0	1560	$18,500	$11.86	19d	1	0.14mi
131 6th St Unit G Greenport, NY	3.0	2.5	2238	$5,000	$2.23	25d	1	0.19mi
248 5th Ave Greenport, NY	2.0	1.0	1306	$3,500	$2.68	44d	1	0.46mi
312 5th Ave Greenport, NY	4.0	2.0	1900	$12,000	$6.32	44d	1	0.50mi
123 Sterling Ave #2 Greenport, NY	3.0	3.0	1528	$45,000	$29.45	44d	1	0.81mi
3650 Bay Shore Rd Greenport, NY	3.0	3.0	2400	$10,000	$4.17	25d	1	1.17mi
485 Sutton Pl Greenport, NY	4.0	2.5	2026	$20,000	$9.87	44d	1	1.33mi

Listing history 25 events

1. 2026-06-18
   days on market $1,395,000 Active 108 DOM
2. 2026-06-17
   days on market $1,395,000 Active 107 DOM
3. 2026-06-16
   days on market $1,395,000 Active 106 DOM
4. 2026-06-16
   price $1,395,000 Active 105 DOM
5. 2026-06-15
   days on market $1,435,000 Active 105 DOM
6. 2026-06-13
   days on market $1,435,000 Active 103 DOM
7. 2026-06-12
   days on market $1,435,000 Active 102 DOM
8. 2026-06-09
   days on market $1,435,000 Active 99 DOM
9. 2026-06-08
   days on market $1,435,000 Active 98 DOM
10. 2026-06-07
    days on market $1,435,000 Active 97 DOM
11. 2026-06-05
    days on market $1,435,000 Active 95 DOM
12. 2026-06-04
    days on market $1,435,000 Active 93 DOM
13. 2026-06-02
    days on market $1,435,000 Active 92 DOM
14. 2026-06-01
    days on market $1,435,000 Active 91 DOM
15. 2026-05-31
    days on market $1,435,000 Active 90 DOM
16. 2026-03-02
    listed $1,435,000 Active 712-char remark

    Show marketing remark (712 chars)

    This classic Greenport Village Craftsman has the kind of charm that is getting harder to find — bright, airy rooms, beautiful period detail, and an easy coastal feel just one block from the beach. Inside, the home features coffered ceilings, warm wood floors, and sun-filled living and dining spaces. Outside, the private backyard is well suited for summer living, with room for a pool; the detached garage could work well as a pool house, studio, or additional entertaining space. This special property is close to a sandy Bay beach, the LIRR, SI Ferry, restaurants and the lively Village downtown. Perfectly located to explore the vineyards, farm stands, fishing spots and all that the North Fork offers.

17. 2020-06-18
    soldstatus $667,000
18. 2020-06-18
    soldstatus $667,000
19. 2020-04-02
    soldstatus $667,000 Closed 557-char remark

    Show marketing remark (557 chars)

    Located one block from the beach in Greenport's coveted "West Dublin" area, this craftsman-style home has a fantastic front porch, 3 bedrooms with walk-in closets, 1.5 bathrooms, full basement, detached garage and great backyard space w/ stone fire pit. Close to transportation (Shelter Island Ferry, Hampton Jitney & LIRR) and the heart of Greenport's historic business district with its fantastic restaurants, bars, galleries and shops. This will not last!, Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:

20. 2020-03-27
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Located one block from the beach in Greenport's coveted "West Dublin" area, this craftsman-style home has a fantastic front porch, 3 bedrooms with walk-in closets, 1.5 bathrooms, full basement, detached garage and great backyard space w/ stone fire pit. Close to transportation (Shelter Island Ferry, Hampton Jitney & LIRR) and the heart of Greenport's historic business district with its fantastic restaurants, bars, galleries and shops. This will not last!, Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:

21. 2020-02-11
    status Under Contract 557-char remark

    Show marketing remark (557 chars)

    Located one block from the beach in Greenport's coveted "West Dublin" area, this craftsman-style home has a fantastic front porch, 3 bedrooms with walk-in closets, 1.5 bathrooms, full basement, detached garage and great backyard space w/ stone fire pit. Close to transportation (Shelter Island Ferry, Hampton Jitney & LIRR) and the heart of Greenport's historic business district with its fantastic restaurants, bars, galleries and shops. This will not last!, Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:

22. 2019-11-14
    price $749,000 557-char remark

    Show marketing remark (557 chars)

    Located one block from the beach in Greenport's coveted "West Dublin" area, this craftsman-style home has a fantastic front porch, 3 bedrooms with walk-in closets, 1.5 bathrooms, full basement, detached garage and great backyard space w/ stone fire pit. Close to transportation (Shelter Island Ferry, Hampton Jitney & LIRR) and the heart of Greenport's historic business district with its fantastic restaurants, bars, galleries and shops. This will not last!, Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:

23. 2019-10-20
    price $799,000 557-char remark

    Show marketing remark (557 chars)

    Located one block from the beach in Greenport's coveted "West Dublin" area, this craftsman-style home has a fantastic front porch, 3 bedrooms with walk-in closets, 1.5 bathrooms, full basement, detached garage and great backyard space w/ stone fire pit. Close to transportation (Shelter Island Ferry, Hampton Jitney & LIRR) and the heart of Greenport's historic business district with its fantastic restaurants, bars, galleries and shops. This will not last!, Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:

24. 2019-10-18
    listed $825,000 New 557-char remark

    Show marketing remark (557 chars)

    Located one block from the beach in Greenport's coveted "West Dublin" area, this craftsman-style home has a fantastic front porch, 3 bedrooms with walk-in closets, 1.5 bathrooms, full basement, detached garage and great backyard space w/ stone fire pit. Close to transportation (Shelter Island Ferry, Hampton Jitney & LIRR) and the heart of Greenport's historic business district with its fantastic restaurants, bars, galleries and shops. This will not last!, Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:

25. 2004-10-18
    soldstatus $410,000

ⓘ 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: $7,227 · $602/mo
• Projected year-2 tax: $15,401 · $1,283/mo
• Expected delta: +$8,174/yr (+$681/mo · 113.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $190,636
• − Mortgage interest: −$78,142
• − Property taxes: −$7,227
• − Insurance: −$6,975
• − Repairs & maintenance: −$15,251
• − Management: −$15,251
• − Depreciation: −$40,582
• Taxable income: $27,209
• Est. tax owed @ 24.0%: −$6,530
• After-tax cash flow: $42,085/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: Greenport Union Free School District
• NCES district ID: 3612840
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $54,490
• Composite: 45.25/100
• National rank: #5759
• State rank: #450 of 755 in NY

Livability — Greenport

• Score: 76/100
• State rank: #217
• US rank: #3399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenport, NY
• City population: 4,744
• Population (ZIP): 4,744

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 23% Two or more races 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 19% · Canada, China
• Languages at home: 69% English-only · Spanish 22% German/W. Germanic 3% Russian/Polish/Slavic 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: ▼ -143.97%
• Current HPI: 462.3431
• 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

+250.0% since first listed

10 events — show timeline

• 2026-03-02 Listed $1,435,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-18 Sold (Public Records) $667,000 Public Records
• 2020-06-18 Sold (Public Records) $667,000 Public Records
• 2020-04-02 Sold (MLS) $667,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-11-14 Price Changed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-20 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-18 Listed $825,000 OneKey® MLS as Distributed by MLS Grid
• 2004-10-18 Sold (Public Records) $410,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $7,227 · +1.2% YoY. Source: county tax records.