1400 Peconic Bay Blvd · Jamesport, NY 11947

$1,795,000

3 bd · 1.0 ba · 1,190 sqft · SingleFamily · 64 Days on market

Built 1926 0.54 ac lot $1508/sqft · 130% above area

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks MLS

Bayfront haven in the heart of Jamesport, NY with stunning views and sandy bay beach. This home blends comfort and charm, with a stunning 50ft bulkhead complete with water and electric connectivity. Enjoy an open floor plan including living room with a wood-burning fireplace, dining area, and kitchen with ceramic flooring, new refrigerator, stove and washer/dryer. The home boasts a new, energy-efficient electric heat pump and central air conditioning, ensuring year-round comfort. A sunroom with heat and air conditioning provides a cozy retreat where you can soak up the views, no matter the season. The entire home has been freshly painted inside and out, and the original hardwood flooring have been refinished, enhancing its natural beauty. The property also benefits from a one-car attached garage, which provides convenient access to the basement, housing utilities, and attic storage. There is a newly constructed detached three car garage with upstairs area which has the potential for bonus/recreational room or overflow for guests! Outside, you'll find new landscaping complete with an irrigation system, a fresh RCA driveway, and an outdoor shower. New stone steps lead to a two tier sand/beach area, adding a touch of coastal charm. This property is more than just a house; it's a lifestyle. Enjoy the tranquility of waterfront living, while being close to all local amenities.

Key facts

• Ceramic flooring
• Open floor plan
• 50ft bulkhead

Tags

• 50FT BULKHEAD
• OPEN FLOOR PLAN
• WOOD-BURNING FIREPLACE
• CERAMIC FLOORING
• CENTRAL AIR CONDITIONING
• SUNROOM WITH HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $5k ($62k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.79M).
• Recommended offer: $1.69M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,185 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment 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.
• Market conditions: 18 active listings in the ZIP; 2 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 $66k of equity ($12k loan paydown + $54k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $503k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$108k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($1.69M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $305k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $915k; list at $1.79M implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,687,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.24% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $780,835
• List price: $1,795,000
• Delta: 129.88%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 2.09×
• Total profit: $546,238
• Equity at exit: $807,110

10-year hold

• IRR: 20.4%
• Equity multiple: 3.95×
• Total profit: $1,483,278
• Equity at exit: $1,243,852

Cash invested: $502,600 (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 11947

• Active inventory: 18
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $22,254 medium
• Mortgage (P&I): −$9,413
• Tax est. 1.5%: −$2,244 /mo · $26,925/yr
• Insurance: −$748
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,673
• Net cashflow: $5,176

Break-even live

Break-even rent $15,702

Max offer price $1,795,000

Occupancy floor 72%

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: $448,750
• Closing costs: $53,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Scallop Ln South Jamesport, NY	3.0	2.0	1285	$25,000	$19.46	43d	1	0.88mi
64 Point St Holtsville, NY	3.0	1.0	768	$18,000	$23.44	43d	1	0.95mi

Listing history 19 events

1. 2026-06-04
   status $1,795,000 Pending 64 DOM
2. 2026-06-03
   days on market $1,795,000 Active 64 DOM
3. 2026-06-02
   days on market $1,795,000 Active 63 DOM
4. 2026-06-01
   days on market $1,795,000 Active 62 DOM
5. 2026-05-31
   days on market $1,795,000 Active 61 DOM
6. 2026-04-14
   price $1,950,000 1402-char remark

   Show marketing remark (1402 chars)

   Bayfront haven in the heart of Jamesport, NY with stunning views and sandy bay beach. This home blends comfort and charm, with a stunning 50ft bulkhead complete with water and electric connectivity. Enjoy an open floor plan including living room with a wood-burning fireplace, dining area, and kitchen with ceramic flooring, new refrigerator, stove and washer/dryer. The home boasts a new, energy-efficient electric heat pump and central air conditioning, ensuring year-round comfort. A sunroom with heat and air conditioning provides a cozy retreat where you can soak up the views, no matter the season. The entire home has been freshly painted inside and out, and the original hardwood flooring have been refinished, enhancing its natural beauty. The property also benefits from a one-car attached garage, which provides convenient access to the basement, housing utilities, and attic storage. There is a newly constructed detached three car garage with upstairs area which has the potential for bonus/recreational room or overflow for guests! Outside, you'll find new landscaping complete with an irrigation system, a fresh RCA driveway, and an outdoor shower. New stone steps lead to a two tier sand/beach area, adding a touch of coastal charm. This property is more than just a house; it's a lifestyle. Enjoy the tranquility of waterfront living, while being close to all local amenities.

7. 2026-03-29
   listed $2,100,000 Active 1402-char remark

   Show marketing remark (1402 chars)

   Bayfront haven in the heart of Jamesport, NY with stunning views and sandy bay beach. This home blends comfort and charm, with a stunning 50ft bulkhead complete with water and electric connectivity. Enjoy an open floor plan including living room with a wood-burning fireplace, dining area, and kitchen with ceramic flooring, new refrigerator, stove and washer/dryer. The home boasts a new, energy-efficient electric heat pump and central air conditioning, ensuring year-round comfort. A sunroom with heat and air conditioning provides a cozy retreat where you can soak up the views, no matter the season. The entire home has been freshly painted inside and out, and the original hardwood flooring have been refinished, enhancing its natural beauty. The property also benefits from a one-car attached garage, which provides convenient access to the basement, housing utilities, and attic storage. There is a newly constructed detached three car garage with upstairs area which has the potential for bonus/recreational room or overflow for guests! Outside, you'll find new landscaping complete with an irrigation system, a fresh RCA driveway, and an outdoor shower. New stone steps lead to a two tier sand/beach area, adding a touch of coastal charm. This property is more than just a house; it's a lifestyle. Enjoy the tranquility of waterfront living, while being close to all local amenities.

8. 2021-04-16
   soldstatus $915,000 Closed 385-char remark

   Show marketing remark (385 chars)

   Drastic price reduction for motivated owner. Excellent Year Round Bay Front Property. Three bedroom, one bath, EIK, large enclosed porch, LR with fireplace. Superb Views, Brand New Double Bulkhead. Ideal To Link With MLS# 3138822. Properties Available Jointly Or Individually. Owner would consider financing., Additional information: Appearance:Excellent,Separate Hotwater Heater:y

9. 2021-01-09
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Drastic price reduction for motivated owner. Excellent Year Round Bay Front Property. Three bedroom, one bath, EIK, large enclosed porch, LR with fireplace. Superb Views, Brand New Double Bulkhead. Ideal To Link With MLS# 3138822. Properties Available Jointly Or Individually. Owner would consider financing., Additional information: Appearance:Excellent,Separate Hotwater Heater:y

10. 2020-09-24
    status Active 385-char remark

    Show marketing remark (385 chars)

    Drastic price reduction for motivated owner. Excellent Year Round Bay Front Property. Three bedroom, one bath, EIK, large enclosed porch, LR with fireplace. Superb Views, Brand New Double Bulkhead. Ideal To Link With MLS# 3138822. Properties Available Jointly Or Individually. Owner would consider financing., Additional information: Appearance:Excellent,Separate Hotwater Heater:y

11. 2020-09-12
    historical 385-char remark

    Show marketing remark (385 chars)

    Drastic price reduction for motivated owner. Excellent Year Round Bay Front Property. Three bedroom, one bath, EIK, large enclosed porch, LR with fireplace. Superb Views, Brand New Double Bulkhead. Ideal To Link With MLS# 3138822. Properties Available Jointly Or Individually. Owner would consider financing., Additional information: Appearance:Excellent,Separate Hotwater Heater:y

12. 2020-09-12
    status Active 385-char remark

    Show marketing remark (385 chars)

    Drastic price reduction for motivated owner. Excellent Year Round Bay Front Property. Three bedroom, one bath, EIK, large enclosed porch, LR with fireplace. Superb Views, Brand New Double Bulkhead. Ideal To Link With MLS# 3138822. Properties Available Jointly Or Individually. Owner would consider financing., Additional information: Appearance:Excellent,Separate Hotwater Heater:y

13. 2020-06-27
    historical 385-char remark

    Show marketing remark (385 chars)

    Drastic price reduction for motivated owner. Excellent Year Round Bay Front Property. Three bedroom, one bath, EIK, large enclosed porch, LR with fireplace. Superb Views, Brand New Double Bulkhead. Ideal To Link With MLS# 3138822. Properties Available Jointly Or Individually. Owner would consider financing., Additional information: Appearance:Excellent,Separate Hotwater Heater:y

14. 2020-01-12
    price $985,000 385-char remark

    Show marketing remark (385 chars)

    Drastic price reduction for motivated owner. Excellent Year Round Bay Front Property. Three bedroom, one bath, EIK, large enclosed porch, LR with fireplace. Superb Views, Brand New Double Bulkhead. Ideal To Link With MLS# 3138822. Properties Available Jointly Or Individually. Owner would consider financing., Additional information: Appearance:Excellent,Separate Hotwater Heater:y

15. 2019-06-16
    listed $1,300,000 New 385-char remark

    Show marketing remark (385 chars)

    Drastic price reduction for motivated owner. Excellent Year Round Bay Front Property. Three bedroom, one bath, EIK, large enclosed porch, LR with fireplace. Superb Views, Brand New Double Bulkhead. Ideal To Link With MLS# 3138822. Properties Available Jointly Or Individually. Owner would consider financing., Additional information: Appearance:Excellent,Separate Hotwater Heater:y

16. 2019-06-05
    historical
17. 2018-11-04
    listed $1,300,000 New
18. 2014-06-09
    historical
19. 2013-09-11
    listed $975,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $267,052
• − Mortgage interest: −$100,548
• − Property taxes: −$26,925
• − Insurance: −$8,975
• − Repairs & maintenance: −$21,364
• − Management: −$21,364
• − Depreciation: −$52,218
• Taxable income: $35,658
• Est. tax owed @ 24.0%: −$8,558
• After-tax cash flow: $53,555/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: 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 — Jamesport

• Score: 46/100
• State rank: #1185
• US rank: #26497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamesport, NY
• City population: 716
• Population (ZIP): 248

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 (100%)
• Race & ethnicity: White 100%

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: —
• Current HPI: —
• 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

+100.0% since first listed

14 events — show timeline

• 2026-04-14 Price Changed $1,950,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-29 Listed $2,100,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-16 Sold (MLS) $915,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-09-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-09-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-06-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-01-12 Price Changed $985,000 OneKey® MLS as Distributed by MLS Grid
• 2019-06-16 Listed $1,300,000 OneKey® MLS as Distributed by MLS Grid
• 2019-06-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-11-04 Listed $1,300,000 OneKey® MLS as Distributed by MLS Grid
• 2014-06-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-09-11 Listed $975,000 OneKey® MLS as Distributed by MLS Grid