14 Coolidge Rd · Hampton Bays, NY 11946

$599,000

2 bd · 1.0 ba · 721 sqft · SingleFamily public records · 32 Days on market

Built 1956 6,060 sqft lot Est $629k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +8.8/10.0
• 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

Welcome to your Hamptons Getaway, this lovely 2 Bedroom 1 Bath Ranch is located South of the Highway in a quiet area that is close to all that Hampton Bays has to offer. This home is just minutes away from the Ocean Beaches.

Key facts

• 6,060 sq ft lot
• Built 1956
• Listed 31 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cesspool sewer; Cable connected; Electricity connected; Water connected
• Home design: Single family residence
• Construction: Block construction; Concrete perimeter foundation
• Exterior features: Block construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Total rooms: 4
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Propane heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Tray ceilings; Washer/dryer hookup inside
• Laundry & utility: Washer (included); Washer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $599k).
• Recommended offer: $581k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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); 174 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $8,279/mo this rent would consume 74% 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 $4k of loan paydown is wiped out by about $18k 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 $168k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $283k; list at $599k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $581,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.38% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.57%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $628,712
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Springville Rd	0.10mi	2/1.0	774 (+7%)	14mo	$675,000	$872	72
11 Shell Rd	0.72mi	2/1.0	648 (-10%)	1mo	$680,000	$1,049	49
119 Ponquogue Ave	0.58mi	2/1.0	824 (+14%)	24mo	$480,000	$583	30

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: 18.1%
• Equity multiple: 1.77×
• Total profit: $129,675
• Equity at exit: $89,313

10-year hold

• IRR: 29.6%
• Equity multiple: 4.26×
• Total profit: $547,216
• Equity at exit: $51,791

Cash invested: $167,720 (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: 174
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $8,279 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$274 /mo · $3,287/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,739
• Net cashflow: $2,876

Break-even live

Break-even rent $4,639

Max offer price $599,000

Occupancy floor 60%

Sensitivity live

Price	-10% $3,215	-5% $3,045	+0% $2,876	+5% $2,706	+10% $2,537
Rent	-10% $2,222	-5% $2,549	+0% $2,876	+5% $3,203	+10% $3,530
Rate	-1.0pp $3,177	-0.5pp $3,028	base $2,876	+0.5pp $2,720	+1.0pp $2,563

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 W Montauk Hwy Hampton Bays, NY	1.0–2.0	1.0–1.5	610	$4,195	$6.88	46d	1	1.28mi
129 Lamplight Cir Hampton Bays, NY	1.0	1.0	734	$3,245	$4.42	2d	11	1.30mi
49 Fanning Ave Hampton Bays, NY	1.0	1.0	500	$12,000	$24.00	9d	1	1.33mi

Listing history 23 events

1. 2026-06-22
   days on market $599,000 Active 32 DOM
2. 2026-06-21
   days on market $599,000 Active 31 DOM
3. 2026-06-18
   days on market $599,000 Active 28 DOM
4. 2026-06-17
   days on market $599,000 Active 27 DOM
5. 2026-06-16
   days on market $599,000 Active 26 DOM
6. 2026-06-15
   days on market $599,000 Active 25 DOM
7. 2026-06-13
   days on market $599,000 Active 23 DOM
8. 2026-06-13
   days on market $599,000 Active 22 DOM
9. 2026-06-09
   days on market $599,000 Active 19 DOM
10. 2026-06-08
    days on market $599,000 Active 18 DOM
11. 2026-06-07
    days on market $599,000 Active 17 DOM
12. 2026-06-04
    days on market $599,000 Active 14 DOM
13. 2026-06-03
    days on market $599,000 Active 13 DOM
14. 2026-06-02
    days on market $599,000 Active 12 DOM
15. 2026-06-01
    days on market $599,000 Active 11 DOM
16. 2026-05-31
    days on market $599,000 Active 10 DOM
17. 2026-05-22
    listed $599,000 Active
18. 2026-05-20
    price $599,000
19. 2026-05-19
    historical $699,000
20. 2004-06-29
    soldstatus $283,250
21. 2001-01-05
    soldstatus $99,500
22. 1996-06-13
    soldstatus $57,500
23. 1988-07-19
    soldstatus $100,000

ⓘ 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: $3,287 · $274/mo
• Projected year-2 tax: $6,705 · $559/mo
• Expected delta: +$3,418/yr (+$285/mo · 104.0%)

ⓘ 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 · 20 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: $99,348
• − Mortgage interest: −$33,553
• − Property taxes: −$3,287
• − Insurance: −$2,995
• − Repairs & maintenance: −$7,948
• − Management: −$7,948
• − Depreciation: −$17,425
• Taxable income: $26,191
• Est. tax owed @ 24.0%: −$6,286
• After-tax cash flow: $28,222/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

+499.0% since first listed

7 events — show timeline

• 2026-05-22 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $699,000 OneKey® MLS as Distributed by MLS Grid
• 2004-06-29 Sold (Public Records) $283,250 Public Records
• 2001-01-05 Sold (Public Records) $99,500 Public Records
• 1996-06-13 Sold (Public Records) $57,500 Public Records
• 1988-07-19 Sold (Public Records) $100,000 Public Records

Property tax history

+0.0%/yr

Latest (2024): $3,287 · +0.0% YoY. Source: county tax records.