5 Liberty St · Hampton Bays, NY 11946

$849,000

4 bd · 2.0 ba · 1,309 sqft · SingleFamily public records · 237 Days on market

Built 2001 6,098 sqft lot $649/sqft · 13% below area Est $1005k · 15% 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 +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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 MLS

Welcome to this charming 4-bedroom, 2-bath home nestled in the heart of Hampton Bays. Perfectly situated near beaches, restaurants, and shopping, this property offers the ideal blend of comfort and convenience. You will find inside a bright and airy layout with plenty of natural light, hardwood floors, and generous living spaces for entertaining or relaxing. The kitchen features ample cabinetry and an easy flow to the dining area and outdoor deck. Four spacious bedrooms provide flexibility for family, guests, or a home office. The private backyard is a true retreat with room for summer gatherings, gardening, or simply enjoying the Hamptons lifestyle. Don’t miss this opportunity on LOW TAXES, whether you’re seeking a year-round residence, weekend escape, or investment opportunity, this home delivers.

Key facts

• Ample cabinetry
• Private backyard
• Near beaches

Tags

• NEAR BEACHES
• AMPLE CABINETRY
• PRIVATE BACKYARD
• OUTDOOR DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $849k.

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 ($10k rent vs $849k).
• Recommended offer: $747k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Market conditions: Rents rising fast (+16.1%/yr); 172 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $10,433/mo this rent would consume 93% 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 $6k of loan paydown is wiped out by about $25k 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 $238k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($747k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $453k; list at $849k implies a 87% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $747,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $1,004,573
• List price: $849,000
• Delta: -15.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Hampton Bays Dr	0.11mi	3/2.0 (-1)	1,320 (+1%)	2mo	$967,500	$733	86
56 W Donellan Rd	0.45mi	3/2.0 (-1)	1,340 (+2%)	1mo	$795,000	$593	69
5 Coolidge Rd	0.34mi	3/2.0 (-1)	1,400 (+7%)	8mo	$699,000	$499	61
10 Harbor Rd	0.39mi	4/2.5	1,458 (+11%)	0mo	$1,120,000	$768	60
24 Huckleberry Ln	0.54mi	3/1.5 (-1)	1,300 (-1%)	18mo	$850,000	$654	52
40 Donellan Rd	0.60mi	3/2.0 (-1)	1,404 (+7%)	6mo	$935,000	$666	50
18 Alanson Ln	0.67mi	3/2.0 (-1)	1,400 (+7%)	4mo	$985,000	$704	49
18 Yale Dr	0.45mi	3/2.0 (-1)	1,442 (+10%)	14mo	$999,999	$693	45
15 Yale Dr	0.45mi	3/2.0 (-1)	1,200 (-8%)	19mo	$814,000	$678	44
39 Lynncliff Rd	0.66mi	3/2.0 (-1)	1,112 (-15%)	0mo	$790,000	$710	39
1 Springville Cir	0.45mi	3/3.0 (-1)	1,500 (+15%)	8mo	$1,350,000	$900	39
51A Foster Ave	0.68mi	3/2.0 (-1)	1,174 (-10%)	17mo	$895,000	$762	32

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: 10.2%
• Equity multiple: 1.42×
• Total profit: $100,970
• Equity at exit: $126,589

10-year hold

• IRR: 22.9%
• Equity multiple: 3.42×
• Total profit: $574,604
• Equity at exit: $73,406

Cash invested: $237,720 (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: 172
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $10,433 medium
• Mortgage (P&I): −$4,452
• Tax from tax record: −$554 /mo · $6,645/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,191
• Net cashflow: $2,882

Break-even live

Break-even rent $6,785

Max offer price $849,000

Occupancy floor 67%

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Ponquogue Ave Hampton Bays, NY	3.0	3.0	1316	$27,000	$20.52	24d	1	0.27mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	44d	1	0.39mi
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	24d	1	0.42mi
15 Gardners Ln Hampton Bays, NY	3.0	2.0	1665	$30,000	$18.02	19d	1	0.50mi
36 Nautilus Dr Hampton Bays, NY	3.0	1.5	1726	$36,000	$20.86	44d	1	0.56mi
40 Kyle Rd Hampton Bays, NY	3.0	2.0	1320	$5,000	$3.79	44d	1	0.56mi
7 Huckleberry Ln Hampton Bays, NY	4.0	2.5	1608	$5,600	$3.48	19d	1	0.58mi
47 School St Hampton Bays, NY	4.0	3.0	1700	$25,000	$14.71	44d	1	0.71mi
18 Maryland Blvd Unit 1429741P Hampton Bays, NY	3.0	3.0	1732	$7,445	$4.30	2d	1	0.75mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	24d	1	0.77mi
60 Lynncliff Rd Hampton Bays, NY	3.0	2.0	1536	$27,000	$17.58	44d	1	0.80mi
81 Foster Ave Hampton Bays, NY	4.0	3.5	1664	$25,000	$15.02	44d	1	0.86mi
51 Ocean Ave Hampton Bays, NY	3.0	2.0	1200	$5,000	$4.17	44d	1	1.13mi
38 Woodridge Rd Hampton Bays, NY	3.0	1.0	1398	$8,000	$5.72	24d	1	1.20mi
58 Ocean Ave Hampton Bays, NY	3.0	2.0	1600	$10,000	$6.25	44d	1	1.20mi
41 Cormorant Dr Hampton Bays, NY	3.0	2.5	1874	$25,000	$13.34	19d	1	1.35mi
5 Ardmore Ct Hampton Bays, NY	3.0	2.0	1800	$28,000	$15.56	19d	1	1.41mi
111 Fanning Ave Hampton Bays, NY	3.0	2.0	1474	$20,000	$13.57	5d	1	1.43mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	1d	1	1.43mi

Listing history 14 events

1. 2026-05-13
   status Pending 822-char remark

   Show marketing remark (822 chars)

   Welcome to this charming 4-bedroom, 2-bath home nestled in the heart of Hampton Bays. Perfectly situated near beaches, restaurants, and shopping, this property offers the ideal blend of comfort and convenience. You will find inside a bright and airy layout with plenty of natural light, hardwood floors, and generous living spaces for entertaining or relaxing. The kitchen features ample cabinetry and an easy flow to the dining area and outdoor deck. Four spacious bedrooms provide flexibility for family, guests, or a home office. The private backyard is a true retreat with room for summer gatherings, gardening, or simply enjoying the Hamptons lifestyle. Don’t miss this opportunity on LOW TAXES, whether you’re seeking a year-round residence, weekend escape, or investment opportunity, this home delivers.

2. 2025-10-14
   price $849,000 822-char remark

   Show marketing remark (822 chars)

   Welcome to this charming 4-bedroom, 2-bath home nestled in the heart of Hampton Bays. Perfectly situated near beaches, restaurants, and shopping, this property offers the ideal blend of comfort and convenience. You will find inside a bright and airy layout with plenty of natural light, hardwood floors, and generous living spaces for entertaining or relaxing. The kitchen features ample cabinetry and an easy flow to the dining area and outdoor deck. Four spacious bedrooms provide flexibility for family, guests, or a home office. The private backyard is a true retreat with room for summer gatherings, gardening, or simply enjoying the Hamptons lifestyle. Don’t miss this opportunity on LOW TAXES, whether you’re seeking a year-round residence, weekend escape, or investment opportunity, this home delivers.

3. 2025-10-13
   price $860,000 822-char remark

   Show marketing remark (822 chars)

   Welcome to this charming 4-bedroom, 2-bath home nestled in the heart of Hampton Bays. Perfectly situated near beaches, restaurants, and shopping, this property offers the ideal blend of comfort and convenience. You will find inside a bright and airy layout with plenty of natural light, hardwood floors, and generous living spaces for entertaining or relaxing. The kitchen features ample cabinetry and an easy flow to the dining area and outdoor deck. Four spacious bedrooms provide flexibility for family, guests, or a home office. The private backyard is a true retreat with room for summer gatherings, gardening, or simply enjoying the Hamptons lifestyle. Don’t miss this opportunity on LOW TAXES, whether you’re seeking a year-round residence, weekend escape, or investment opportunity, this home delivers.

4. 2025-09-18
   listed $869,999 Active 822-char remark

   Show marketing remark (822 chars)

   Welcome to this charming 4-bedroom, 2-bath home nestled in the heart of Hampton Bays. Perfectly situated near beaches, restaurants, and shopping, this property offers the ideal blend of comfort and convenience. You will find inside a bright and airy layout with plenty of natural light, hardwood floors, and generous living spaces for entertaining or relaxing. The kitchen features ample cabinetry and an easy flow to the dining area and outdoor deck. Four spacious bedrooms provide flexibility for family, guests, or a home office. The private backyard is a true retreat with room for summer gatherings, gardening, or simply enjoying the Hamptons lifestyle. Don’t miss this opportunity on LOW TAXES, whether you’re seeking a year-round residence, weekend escape, or investment opportunity, this home delivers.

5. 2018-08-28
   soldstatus $453,200
6. 2018-08-02
   historical 227-char remark

   Show marketing remark (227 chars)

   This Beautifully Renovated 4 Bed, 2 Bath House Is The Perfect Year Round, Summer Or Investment Property. New Kitchen, New Baths. Lots Of Closet Space Great Location, Quiet Street., Additional information: Appearance:Excellent

7. 2018-07-31
   soldstatus $453,200 Closed 227-char remark

   Show marketing remark (227 chars)

   This Beautifully Renovated 4 Bed, 2 Bath House Is The Perfect Year Round, Summer Or Investment Property. New Kitchen, New Baths. Lots Of Closet Space Great Location, Quiet Street., Additional information: Appearance:Excellent

8. 2018-05-30
   status Under Contract 227-char remark

   Show marketing remark (227 chars)

   This Beautifully Renovated 4 Bed, 2 Bath House Is The Perfect Year Round, Summer Or Investment Property. New Kitchen, New Baths. Lots Of Closet Space Great Location, Quiet Street., Additional information: Appearance:Excellent

9. 2018-03-01
   price $449,000 227-char remark

   Show marketing remark (227 chars)

   This Beautifully Renovated 4 Bed, 2 Bath House Is The Perfect Year Round, Summer Or Investment Property. New Kitchen, New Baths. Lots Of Closet Space Great Location, Quiet Street., Additional information: Appearance:Excellent

10. 2018-01-29
    price $455,000 227-char remark

    Show marketing remark (227 chars)

    This Beautifully Renovated 4 Bed, 2 Bath House Is The Perfect Year Round, Summer Or Investment Property. New Kitchen, New Baths. Lots Of Closet Space Great Location, Quiet Street., Additional information: Appearance:Excellent

11. 2017-12-11
    price $469,000 227-char remark

    Show marketing remark (227 chars)

    This Beautifully Renovated 4 Bed, 2 Bath House Is The Perfect Year Round, Summer Or Investment Property. New Kitchen, New Baths. Lots Of Closet Space Great Location, Quiet Street., Additional information: Appearance:Excellent

12. 2017-10-13
    listed $475,000 New 227-char remark

    Show marketing remark (227 chars)

    This Beautifully Renovated 4 Bed, 2 Bath House Is The Perfect Year Round, Summer Or Investment Property. New Kitchen, New Baths. Lots Of Closet Space Great Location, Quiet Street., Additional information: Appearance:Excellent

13. 2005-07-27
    soldstatus $386,250
14. 2003-02-19
    soldstatus $247,500

ⓘ 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: $6,645 · $554/mo
• Projected year-2 tax: $10,497 · $875/mo
• Expected delta: +$3,851/yr (+$321/mo · 58.0%)

ⓘ 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 · 21 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: $125,193
• − Mortgage interest: −$47,557
• − Property taxes: −$6,645
• − Insurance: −$4,245
• − Repairs & maintenance: −$10,015
• − Management: −$10,015
• − Depreciation: −$24,698
• Taxable income: $22,017
• Est. tax owed @ 24.0%: −$5,284
• After-tax cash flow: $29,301/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

+243.0% since first listed

14 events — show timeline

• 2026-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $860,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-18 Listed $869,999 OneKey® MLS as Distributed by MLS Grid
• 2018-08-28 Sold (Public Records) $453,200 Public Records
• 2018-08-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-07-31 Sold (MLS) $453,200 OneKey® MLS as Distributed by MLS Grid
• 2018-05-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-03-01 Price Changed $449,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-29 Price Changed $455,000 OneKey® MLS as Distributed by MLS Grid
• 2017-12-11 Price Changed $469,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-13 Listed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2005-07-27 Sold (Public Records) $386,250 Public Records
• 2003-02-19 Sold (Public Records) $247,500 Public Records

Property tax history

+1.9%/yr

Latest (2024): $6,645 · +0.0% YoY. Source: county tax records.