14 Coolidge Rd · Hampton Bays, NY 11946

$535,000

2 bd · 1.0 ba · 721 sqft · SingleFamily public records · 125 Days on market

Built 1956 Fair condition 6,060 sqft lot $742/sqft · 21% below area Est $680k · 21% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your Hamptons Getaway, this lovely 2 Bedroom 1 Bath Cottage is located South of the Highway on a quiet dead end street that is close to all that Hampton Bays has to offer; Ocean & Bay Beaches, Shopping and Restaurants. Perfect Starter Home or Investment as a Rental with Low Property Taxes.

Key facts

• 6,060 sq ft lot
• Built 1956
• Listed 124 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $535k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $535k).
• Recommended offer: $471k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 5.9% 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); 230 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 29d 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 $6,468/mo this rent would consume 58% of the median local household income ($134k/yr) — 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 $16k 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 $150k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($471k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $283k; list at $535k implies a 89% 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 $470,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (median comp): $680,000
• List price: $535,000
• Delta: -21.32%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Springville Rd	0.10mi	2/1.0	774 (+7%)	17mo	$675,000	$872	69
5 Sherman Ave	0.41mi	2/1.0	648 (-10%)	2mo	$596,000	$920	63
11 Shell Rd	0.72mi	2/1.0	648 (-10%)	4mo	$680,000	$1,049	46
51 Shore Rd	0.99mi	3/1.0 (+1)	676 (-6%)	6mo	$953,780	$1,411	45
61 W Tiana Rd	0.99mi	2/1.0	800 (+11%)	10mo	$425,000	$531	38
48 Foster Ave	1.00mi	1/1.0 (-1)	855 (+19%)	17mo	$740,000	$865	21

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: 10.0%
• Equity multiple: 1.42×
• Total profit: $62,466
• Equity at exit: $79,770

10-year hold

• IRR: 22.7%
• Equity multiple: 3.39×
• Total profit: $357,623
• Equity at exit: $46,257

Cash invested: $149,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $699,000 ($893/sqft)
• Median days on market: 95 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +5.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 230
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $6,468 medium
• Mortgage (P&I): −$2,806
• Tax from tax record: −$274 /mo · $3,287/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,358
• Net cashflow: $1,808

Break-even live

Break-even rent $4,180

Max offer price $535,000

Occupancy floor 67%

Sensitivity live

Price	-10% $2,110	-5% $1,959	+0% $1,808	+5% $1,656	+10% $1,505
Rent	-10% $1,297	-5% $1,552	+0% $1,808	+5% $2,063	+10% $2,318
Rate	-1.0pp $2,077	-0.5pp $1,944	base $1,808	+0.5pp $1,669	+1.0pp $1,528

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: $133,750
• Closing costs: $16,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Lynn Ave #7 Hampton Bays, NY	2.0	1.0	625	$2,800	$4.48	7d	1	1.28mi
164 W Montauk Hwy Hampton Bays, NY	1.0–2.0	1.0–1.5	610	$4,195	$6.88	29d	1	1.28mi
129 Lamplight Cir Hampton Bays, NY	1.0	1.0	734	$3,095	$4.22	0d	10	1.30mi
49 Fanning Ave Hampton Bays, NY	1.0	1.0	500	$12,000	$24.00	102d	1	1.33mi

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cesspool sewerCable connectedElectricity connectedWater connected
• Home design: Single family residence
• Construction: Block constructionConcrete perimeter foundation
• Exterior features: Block constructionNot waterfront

Interior

• Kitchen: DishwasherGas ovenRangeRefrigeratorStainless steel appliances
• Bedrooms: Total rooms: 4
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heatingPropane heatingNo central cooling
• Interior features: First-floor bedroomFirst-floor full bathroomEat-in kitchenTray ceilingsWasher/dryer hookup inside
• Laundry & utility: Washer (included)Washer hookup inside

Listing history 50 events

1. 2026-09-23
   days on market $535,000 Active 125 DOM
2. 2026-09-22
   days on market $535,000 Active 124 DOM
3. 2026-09-21
   days on market $535,000 Active 123 DOM
4. 2026-09-20
   days on market $535,000 Active 122 DOM
5. 2026-09-19
   days on market $535,000 Active 121 DOM
6. 2026-09-18
   pricedays on market $535,000 Active 120 DOM
7. 2026-09-17
   days on market $549,000 Active 119 DOM
8. 2026-09-16
   days on market $549,000 Active 118 DOM
9. 2026-09-15
   days on market $549,000 Active 117 DOM
10. 2026-09-14
    days on market $549,000 Active 116 DOM
11. 2026-09-13
    days on market $549,000 Active 115 DOM
12. 2026-09-12
    days on market $549,000 Active 114 DOM
13. 2026-09-11
    days on market $549,000 Active 113 DOM
14. 2026-09-05
    days on market $549,000 Active 107 DOM
15. 2026-09-04
    days on market $549,000 Active 106 DOM
16. 2026-09-02
    days on market $549,000 Active 104 DOM
17. 2026-08-31
    days on market $549,000 Active 102 DOM
18. 2026-08-29
    days on market $549,000 Active 100 DOM
19. 2026-08-28
    days on market $549,000 Active 99 DOM
20. 2026-08-27
    days on market $549,000 Active 98 DOM
21. 2026-08-26
    days on market $549,000 Active 97 DOM
22. 2026-08-25
    days on market $549,000 Active 96 DOM
23. 2026-08-24
    days on market $549,000 Active 95 DOM
24. 2026-08-23
    days on market $549,000 Active 94 DOM
25. 2026-08-22
    days on market $549,000 Active 93 DOM
26. 2026-08-21
    days on market $549,000 Active 92 DOM
27. 2026-08-20
    days on market $549,000 Active 91 DOM
28. 2026-08-19
    days on market $549,000 Active 90 DOM
29. 2026-08-18
    days on market $549,000 Active 89 DOM
30. 2026-08-17
    days on market $549,000 Active 88 DOM
31. 2026-08-16
    days on market $549,000 Active 87 DOM
32. 2026-08-15
    days on market $549,000 Active 86 DOM
33. 2026-08-14
    days on market $549,000 Active 85 DOM
34. 2026-08-13
    days on market $549,000 Active 84 DOM
35. 2026-08-12
    days on market $549,000 Active 83 DOM
36. 2026-08-11
    days on market $549,000 Active 82 DOM
37. 2026-08-10
    days on market $549,000 Active 81 DOM
38. 2026-08-09
    days on market $549,000 Active 80 DOM
39. 2026-08-08
    remarks 303-char remark
40. 2026-08-08
    days on market $549,000 Active 79 DOM
41. 2026-08-06
    days on market $549,000 Active 77 DOM
42. 2026-08-05
    pricedays on market $549,000 Active 76 DOM
43. 2026-08-04
    days on market $599,000 Active 75 DOM
44. 2026-08-03
    days on market $599,000 Active 74 DOM
45. 2026-07-31
    days on market $599,000 Active 71 DOM
46. 2026-07-30
    days on market $599,000 Active 70 DOM
47. 2026-07-30
    days on market $599,000 Active 69 DOM
48. 2026-07-28
    days on market $599,000 Active 68 DOM
49. 2026-07-26
    days on market $599,000 Active 66 DOM
50. 2026-07-24
    days on market $599,000 Active 64 DOM

ⓘ 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: $6,164 · $514/mo
• Expected delta: +$2,877/yr (+$240/mo · 87.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $77,619
• − Mortgage interest: −$29,968
• − Property taxes: −$3,287
• − Insurance: −$2,675
• − Repairs & maintenance: −$6,210
• − Management: −$6,210
• − Depreciation: −$15,564
• Taxable income: $13,706
• Est. tax owed @ 24.0%: −$3,289
• After-tax cash flow: $18,401/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $18,025–$32,445 screening

This single-family home requires moderate repairs and maintenance, including exterior painting and siding repairs. Upgrading the exterior will significantly increase its value for both resale and rental purposes.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Major exterior painting — The exterior walls appear to be in need of painting.
• Moderate siding repairs — The siding appears to be in poor condition and may need repairs or replacement.

Value-add opportunities

• Both exterior painting — Painting the exterior will improve the curb appeal and increase both resale and rental value. ↑
• Both landscaping — Landscaping the front yard will enhance the curb appeal and attract more potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Hampton Bays Elementary School F NY #1,361/2,108 Nat'l #17,861/41,679 Middle Hampton Bays Middle School F NY #522/729 Nat'l #8,497/14,009 High Hampton Bays High School A- NY #580/1,100 Nat'l #1,359/17,239

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

C Composite livability gradescore 68/100

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 · 1,505,262 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: 7% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cesspool sewerCable connectedElectricity connectedWater connected
• Home design: Single family residence
• Construction: Block constructionConcrete perimeter foundation
• Exterior features: Block constructionNot waterfront

Interior

• Kitchen: DishwasherGas ovenRangeRefrigeratorStainless steel appliances
• Bedrooms: Total rooms: 4
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heatingPropane heatingNo central cooling
• Interior features: First-floor bedroomFirst-floor full bathroomEat-in kitchenTray ceilingsWasher/dryer hookup inside
• Laundry & utility: Washer (included)Washer hookup inside

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.