16 Settlers Landing Ln · Northwest Harbor, NY 11937

$1,450,000

4 bd · 2.0 ba · 1,510 sqft · SingleFamily · 187 Days on market

Built 1978 Fair condition 0.46 ac lot $960/sqft · 27% below area Est $1.976M · 27% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.8/10.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovate or start fresh on this .5 acre lot in Settlers Landing. This 4 bedroom, 2 bath home has a living room, eat-in-kitchen, separate dining room and family room with fireplace and sliding doors leading out to a deck. Plenty of room for a pool on this shy half acre lot near Sammy's Beach, and also features an attached one car garage. Within close proximity to beach and minutes from East Hampton village.

Key facts

• .5 acre lot
• Eat-in-kitchen
• Separate dining room

Tags

• .5 ACRE LOT
• LIVING ROOM
• EAT-IN-KITCHEN
• SEPARATE DINING ROOM
• FAMILY ROOM
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.45M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $10k ($123k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.45M).
• Recommended offer: $1.28M (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 7.8% in Northwest Harbor — 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 60/100 on livability (#1,007 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• East Hampton Union Free School District (town): math 62% / reading 66% proficiency, ranked #159 of 590 in NY (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John M Marshall Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 548 students, 51% FRL); East Hampton Middle School (math 39% / reading 60%, grade C, #280 of 729 statewide, top 40%, 265 students, 42% FRL); East Hampton High School (math 94% / reading 98%, grade A+, #71 of 1,100 statewide, top 7%, 1,015 students, 40% FRL) — zoned schools average 44% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+12.3%/yr); 172 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $23,827/mo this rent would consume 220% of the median local household income ($130k/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 $10k of loan paydown is wiped out by about $44k 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 $406k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($1.28M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $388k; list at $1.45M implies a 274% gain — meaningful room to come down on a strong offer.

Recommended offer $1,276,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1978 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.64% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.26%
• DSCR: 2.35
• GRM: 5.1

CMA / ARV

• ARV (median comp): $1,976,228
• List price: $1,450,000
• Delta: -26.63%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Three Mile Harbor Dr	0.06mi	3/2.0 (-1)	1,440 (-5%)	18mo	$1,597,000	$1,109	69
23 Squaw Rd	1.38mi	4/2.0	1,500 (-1%)	18mo	$1,610,000	$1,073	49
19 Gann Rd	1.44mi	3/2.0 (-1)	1,436 (-5%)	16mo	$999,900	$696	38
34 Milina Dr	0.82mi	3/2.5 (-1)	1,576 (+4%)	29mo	$1,575,000	$999	31
8 Ingalls Rd	1.34mi	3/2.0 (-1)	1,605 (+6%)	33mo	$2,100,000	$1,308	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: 30.1%
• Equity multiple: 2.34×
• Total profit: $542,509
• Equity at exit: $216,200

10-year hold

• IRR: 39.9%
• Equity multiple: 5.64×
• Total profit: $1,883,042
• Equity at exit: $125,369

Cash invested: $406,000 (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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $1,845,000 ($1214/sqft)
• Median days on market: 140 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.8% vs current asking $/sqft

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

ZIP-level market 11937

• Rents YoY: 12.3%
• Active inventory: 172
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $23,827 medium
• Mortgage (P&I): −$7,604
• Tax from tax record: −$377 /mo · $4,521/yr
• Insurance: −$604
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,004
• Net cashflow: $10,238

Break-even live

Break-even rent $10,867

Max offer price $1,450,000

Occupancy floor 52%

Sensitivity live

Price	-10% $11,059	-5% $10,649	+0% $10,238	+5% $9,828	+10% $9,417
Rent	-10% $8,356	-5% $9,297	+0% $10,238	+5% $11,179	+10% $12,121
Rate	-1.0pp $10,968	-0.5pp $10,607	base $10,238	+0.5pp $9,862	+1.0pp $9,480

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: $362,500
• Closing costs: $43,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Deer Ln East Hampton, NY	3.0	3.0	1300	$80,000	$61.54	73d	1	0.79mi
289 Three Mile Harbor Hog Creek Rd East Hampton, NY	3.0	3.0	1600	$45,600	$28.50	93d	1	1.30mi
3 Forest Ct East Hampton, NY	3.0	2.0	1750	$50,000	$28.57	73d	1	1.32mi

Listing history 6 events

1. 2026-04-07
   price $1,450,000 409-char remark

   Show marketing remark (409 chars)

   Renovate or start fresh on this .5 acre lot in Settlers Landing. This 4 bedroom, 2 bath home has a living room, eat-in-kitchen, separate dining room and family room with fireplace and sliding doors leading out to a deck. Plenty of room for a pool on this shy half acre lot near Sammy's Beach, and also features an attached one car garage. Within close proximity to beach and minutes from East Hampton village.

2. 2025-11-20
   listed $1,490,000 Active 409-char remark

   Show marketing remark (409 chars)

   Renovate or start fresh on this .5 acre lot in Settlers Landing. This 4 bedroom, 2 bath home has a living room, eat-in-kitchen, separate dining room and family room with fireplace and sliding doors leading out to a deck. Plenty of room for a pool on this shy half acre lot near Sammy's Beach, and also features an attached one car garage. Within close proximity to beach and minutes from East Hampton village.

3. 2024-03-01
   historical $7,100
4. 2024-01-11
   price $7,100
5. 2023-12-22
   listed $7,500
6. 2015-01-16
   soldstatus $388,000

ⓘ 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: $4,521 · $377/mo
• Projected year-2 tax: $14,513 · $1,209/mo
• Expected delta: +$9,992/yr (+$833/mo · 221.0%)

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

Taxation est. · year 1

• Rental income: $285,920
• − Mortgage interest: −$81,223
• − Property taxes: −$4,521
• − Insurance: −$7,250
• − Repairs & maintenance: −$22,874
• − Management: −$22,874
• − Depreciation: −$42,182
• Taxable income: $104,997
• Est. tax owed @ 24.0%: −$25,199
• After-tax cash flow: $97,659/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $37,750–$67,950 screening

This home requires moderate renovations to improve its condition and increase its value. The kitchen and bathroom need updates, and the exterior and interior walls may benefit from touch-ups. Well-maintained landscaping and HVAC system can also improve the home's value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets show signs of wear and tear, but the damage is not severe.
• Minor Kitchen countertops — The countertops show signs of wear and tear, but the damage is not severe.
• Minor Bathroom fixtures — The fixtures appear functional but may benefit from a fresh coat of paint and some updates.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale Update kitchen cabinets and countertops — Updating the kitchen can improve its functionality and aesthetic appeal, which can increase its value. ↑
• Resale Update bathroom fixtures — Updating the bathroom can improve its functionality and aesthetic appeal, which can increase its value. ↑
• Both Trim and maintain landscaping — Well-maintained landscaping can improve the home's curb appeal and increase its value. ↑
• Both Maintain HVAC system — A well-maintained HVAC system can improve the home's comfort and energy efficiency, which can increase its value. ↑

ⓘ 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.

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary John M Marshall Elementary School B- NY #745/2,108 Nat'l #7,252/41,679 Middle East Hampton Middle School C NY #280/729 Nat'l #3,585/14,009 High East Hampton High School A+ NY #71/1,100 Nat'l #103/17,239

Schools (NCES district)

• District: East Hampton Union Free School District
• NCES district ID: 3609660
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $86,309
• Composite: 57.85/100
• National rank: #1046
• State rank: #159 of 590 in NY

C Composite livability gradescore 60/100

Livability — Northwest Harbor

• Score: 60/100
• State rank: #1007
• US rank: #19577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northwest Harbor, NY
• County: Suffolk County · 1,505,262 people
• City population: 21,806
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,882
• Household income: $129,883
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 14% 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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 23% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Italian 2%
• Foreign-born: 25% · Canada, Guatemala, Jamaica
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 1% Russian/Polish/Slavic 1%

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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: ▼ -285.21%
• Current HPI: 444.1499
• Rent YoY: ▲ 12.28%
• 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

Price history

+273.7% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-20 Listed $1,490,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-01 Rental Removed $7,100 ONEKEY
• 2024-01-11 Price Changed $7,100 ONEKEY
• 2023-12-22 Listed for Rent $7,500 ONEKEY
• 2015-01-16 Sold (Public Records) $388,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $4,521 · +0.0% YoY. Source: county tax records.