216 North St · Greenport, NY 11944

$1,095,000

3 bd · 3.5 ba · 1,724 sqft · SingleFamily · 79 Days on market

Built 2024 5,227 sqft lot $635/sqft · 6% above area Est $1029k · 6% over

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Why this score? — see what drove the F 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 +5.5/30.0
• ARV discount +4.6/15.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHIC. STYLISH. SOPHISTICATED. This Brooklyn Brownstone-inspired beauty brings big-city edge to North Fork living. 3 Beds | 3.5 Baths. Stunning new construction. Entertainer's dream kitchen. EV charging ready. Chic studio shed. Fenced + professionally landscaped backyard. Sun-drenched. Designer-finished. MINT+++. Stroll to farmers markets, restaurants, bars, boutiques, and the waterfront. This is Greenport living at its most irresistible.

Key facts

• 5,227 sq ft lot
• Built 2024
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $1.09M.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $758k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $663k (39.5% below list).
• Recommended offer: $663k (39.5% below list) — sets the bar for 1% rule.

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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $8k of loan paydown is wiped out by about $33k 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $389k; list at $1.09M implies a 181% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $662,865 (39.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.12%
• DSCR: 0.59
• GRM: 13.8

CMA / ARV

• ARV (median comp): $1,028,506
• List price: $1,095,000
• Delta: 6.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 North St	0.00mi	3/3.5	1,724 (0%)	0mo	$999,000	$579	100
1605 Washington Ave	0.41mi	4/3.0 (+1)	1,740 (+1%)	6mo	$1,295,000	$744	67
237 5th Ave	0.29mi	3/1.5	1,700 (-1%)	11mo	$1,250,000	$735	67
312 5th Ave	0.21mi	3/2.0	1,620 (-6%)	10mo	$875,000	$540	66
336 2nd St	0.15mi	4/2.0 (+1)	1,800 (+4%)	14mo	$578,000	$321	62
520 4th St	0.36mi	3/2.0	1,599 (-7%)	11mo	$890,000	$557	56
330 2nd St	0.16mi	2/2.0 (-1)	1,946 (+13%)	6mo	$675,000	$347	55
426 Clark St	0.72mi	3/2.5	1,672 (-3%)	3mo	$1,645,000	$984	55
516 4th St	0.38mi	4/2.5 (+1)	1,840 (+7%)	14mo	$1,195,000	$649	51
16 Washington Ave	0.35mi	3/1.5	1,550 (-10%)	12mo	$979,000	$632	49
57 (aka 400) Wilmarth Ave	0.39mi	3/1.0	1,500 (-13%)	4mo	$585,000	$390	47
1295 Washington Ave	0.37mi	2/1.5 (-1)	1,500 (-13%)	3mo	$630,000	$420	45

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: -32.5%
• Equity multiple: -0.06×
• Total profit: $-325,778
• Equity at exit: $163,268

10-year hold

• IRR: -38.1%
• Equity multiple: -0.55×
• Total profit: $-474,418
• Equity at exit: $94,676

Cash invested: $306,600 (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: 13.8×

Monthly cashflow live

• Estimated rent: $6,629 high
• Mortgage (P&I): −$5,742
• Tax est. 1.5%: −$1,369 /mo · $16,425/yr
• Insurance: −$456
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,392
• Net cashflow: $-2,331

Break-even live

Break-even rent $9,579

Max offer price $757,749

Occupancy floor —

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: $273,750
• Closing costs: $32,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 5th Ave Greenport, NY	4.0	2.0	1900	$12,000	$6.32	43d	1	0.21mi
744 Main St Unit 2 Greenport, NY	2.0	2.0	1200	$3,400	$2.83	43d	1	0.24mi
248 5th Ave Greenport, NY	2.0	1.0	1306	$3,500	$2.68	43d	1	0.25mi
123 Sterling Ave #2 Greenport, NY	3.0	3.0	1528	$45,000	$29.45	43d	1	0.31mi
517 Flint St Greenport, NY	2.0	1.0	1100	$3,500	$3.18	43d	1	0.59mi
237 6th St Greenport, NY	2.0	2.5	1452	$14,000	$9.64	11d	1	0.67mi
485 Sutton Pl Greenport, NY	4.0	2.5	2026	$20,000	$9.87	43d	1	0.70mi
134 6th St Greenport, NY	3.0	2.0	1560	$18,500	$11.86	19d	1	0.81mi
131 6th St Unit G Greenport, NY	3.0	2.5	2238	$5,000	$2.23	24d	1	0.85mi
8 Oyster Pt Greenport, NY	2.0	2.0	1190	$5,500	$4.62	3d	1	0.88mi
1110 Gillette Dr East Marion, NY	4.0	2.0	1500	$7,000	$4.67	19d	1	1.43mi

Listing history 11 events

1. 2026-05-16
   status Pending 442-char remark

   Show marketing remark (442 chars)

   CHIC. STYLISH. SOPHISTICATED. This Brooklyn Brownstone-inspired beauty brings big-city edge to North Fork living. 3 Beds | 3.5 Baths. Stunning new construction. Entertainer's dream kitchen. EV charging ready. Chic studio shed. Fenced + professionally landscaped backyard. Sun-drenched. Designer-finished. MINT+++. Stroll to farmers markets, restaurants, bars, boutiques, and the waterfront. This is Greenport living at its most irresistible.

2. 2026-02-27
   listed $1,095,000 Active 442-char remark

   Show marketing remark (442 chars)

   CHIC. STYLISH. SOPHISTICATED. This Brooklyn Brownstone-inspired beauty brings big-city edge to North Fork living. 3 Beds | 3.5 Baths. Stunning new construction. Entertainer's dream kitchen. EV charging ready. Chic studio shed. Fenced + professionally landscaped backyard. Sun-drenched. Designer-finished. MINT+++. Stroll to farmers markets, restaurants, bars, boutiques, and the waterfront. This is Greenport living at its most irresistible.

3. 2026-02-19
   historical $1,095,000 442-char remark

   Show marketing remark (442 chars)

   CHIC. STYLISH. SOPHISTICATED. This Brooklyn Brownstone-inspired beauty brings big-city edge to North Fork living. 3 Beds | 3.5 Baths. Stunning new construction. Entertainer's dream kitchen. EV charging ready. Chic studio shed. Fenced + professionally landscaped backyard. Sun-drenched. Designer-finished. MINT+++. Stroll to farmers markets, restaurants, bars, boutiques, and the waterfront. This is Greenport living at its most irresistible.

4. 2025-12-15
   historical
5. 2025-05-13
   price $1,195,000
6. 2024-10-25
   price $1,250,000
7. 2024-08-16
   listed $1,295,000 Active
8. 2024-08-15
   historical
9. 2021-12-06
   soldstatus $389,000
10. 2008-01-29
    soldstatus $200,000
11. 1985-03-14
    soldstatus $38,000

ⓘ 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 · 19 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: $79,544
• − Mortgage interest: −$61,337
• − Property taxes: −$16,425
• − Insurance: −$5,475
• − Repairs & maintenance: −$6,364
• − Management: −$6,364
• − Depreciation: −$31,855
• Taxable loss: −$48,275
• Est. tax savings @ 24.0%: +$11,586
• After-tax cash flow: $-16,382/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

+2781.6% since first listed

11 events — show timeline

• 2026-05-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-27 Listed $1,095,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Coming Soon $1,095,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-13 Price Changed $1,195,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-25 Price Changed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-16 Listed $1,295,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-15 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2021-12-06 Sold (Public Records) $389,000 Public Records
• 2008-01-29 Sold (Public Records) $200,000 Public Records
• 1985-03-14 Sold (Public Records) $38,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,052 · +0.0% YoY. Source: county tax records.