76 Island View Dr W · Noyack, NY 11963

$2,595,000

4 bd · 3.0 ba · 1,932 sqft · SingleFamily public records · 73 Days on market

Built 2009 0.48 ac lot $1343/sqft · 25% above area Est $2365k · 10% over

---

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 +25.7/30.0
• Appreciation +9.6/10.0
• DSCR +8.6/10.0
• Schools +5.6/10.0
• 1% rule +5.5/10.0
• Rent growth +5.0/5.0
• ARV discount +3.1/15.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located at the end of a quiet cul-de-sac, bordered by a reserve and just moments from Sag Harbor's beloved Long Beach, this stylish completely updated contemporary home offers the perfect blend of privacy, comfort, and coastal living. The residence features four bedrooms & four and a half-bathrooms, highlighted by a stunning primary suite that occupies the entire second floor. This private retreat includes a spacious en-suite bath with steam shower, radiant heated floor and generous closet space with the convenience of its own laundry area. The heart of the home is a beautifully updated chef's dream kitchen that flows seamlessly into a sun-filled great room with a custom fireplace-an ideal setting for both everyday living and entertaining. Outdoors, a private backyard oasis awaits, complete with expansive mahogany decking a sparkling pool and hot tub with a glorious outdoor shower all perfect for summer relaxation or hosting guests. Additional features include a partially finished walk-out lower level with a full bath and finished multi-use optional space (gym/professional office/den, etc) and access to the attached single-car garage and a second laundry area. Located just minutes from bay beaches, Sag Harbor Village, and all the Hamptons have to offer, this home is an exceptional opportunity to enjoy effortless East End living.

Key facts

• Primary suite
• En-suite bath
• Steam shower

Tags

• UPDATED CONTEMPORARY HOME
• PRIMARY SUITE
• EN-SUITE BATH
• STEAM SHOWER
• RADIANT HEATED FLOOR
• GENEROUS CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2.60M.

Deal economics

• At list price, monthly cash flow is $6k ($75k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $2.60M).
• Recommended offer: $2.44M (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.1% in Noyack — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#1,084 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: housing D+, amenities F, commute F.
• Sag Harbor Union Free School District (suburban): math 54% / reading 70% proficiency, ranked #175 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Sag Harbor Elementary School (math 47% / reading 72%, grade B-, #745 of 2,108 statewide, top 39%, 426 students, 22% FRL); Pierson Middle/High School (math 61% / reading 72%, grade B, #763 of 1,100 statewide, top 69%, 525 students, 25% FRL) — zoned schools average 24% FRL vs 8% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.8%/yr); 66 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $27,182/mo this rent would consume 255% of the median local household income ($128k/yr) (locally 95% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $256k of equity ($18k loan paydown + $238k appreciation (9.2% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.2% appreciation + 8.0% rent growth), your $727k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$411k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($2.44M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.05M; list at $2.60M implies a 147% 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 $2,439,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 8.0

CMA / ARV

• ARV (median comp): $2,364,815
• List price: $2,595,000
• Delta: 9.73%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Bay View Dr W	0.38mi	3/3.5 (-1)	2,000 (+4%)	9mo	$2,350,000	$1,175	62
45 Harbor Watch Ct	0.72mi	4/2.5	2,100 (+9%)	0mo	$2,100,000	$1,000	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.19% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.49×
• Total profit: $1,808,896
• Equity at exit: $2,185,457

10-year hold

• IRR: 29.9%
• Equity multiple: 8.35×
• Total profit: $5,337,481
• Equity at exit: $4,559,815

Cash invested: $726,600 (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 11963

• Home prices YoY: 1.9%
• Rents YoY: 10.8%
• Active inventory: 66
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $27,182 medium
• Mortgage (P&I): −$13,608
• Tax from tax record: −$561 /mo · $6,734/yr
• Insurance: −$1,081
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,708
• Net cashflow: $6,223

Break-even live

Break-even rent $19,305

Max offer price $2,595,000

Occupancy floor 72%

Sensitivity live

Price	-10% $7,692	-5% $6,958	+0% $6,223	+5% $5,489	+10% $4,754
Rent	-10% $4,076	-5% $5,150	+0% $6,223	+5% $7,297	+10% $8,371
Rate	-1.0pp $7,530	-0.5pp $6,883	base $6,223	+0.5pp $5,551	+1.0pp $4,867

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: $648,750
• Closing costs: $77,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Ridge Rd W Sag Harbor, NY	3.0	3.0	2405	$65,000	$27.03	26d	1	0.39mi
4056 Noyack Rd Sag Harbor, NY	4.0	3.0	2323	$35,000	$15.07	23d	1	0.60mi
1008 Middle Line Hwy Sag Harbor, NY	3.0	3.0	1904	$30,000	$15.76	0d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $2,595,000 Active 73 DOM
2. 2026-06-18
   days on market $2,595,000 Active 70 DOM
3. 2026-06-17
   days on market $2,595,000 Active 69 DOM
4. 2026-06-16
   days on market $2,595,000 Active 68 DOM
5. 2026-06-15
   days on market $2,595,000 Active 67 DOM
6. 2026-06-13
   days on market $2,595,000 Active 65 DOM
7. 2026-06-09
   days on market $2,595,000 Active 61 DOM
8. 2026-06-08
   days on market $2,595,000 Active 60 DOM
9. 2026-06-07
   days on market $2,595,000 Active 59 DOM
10. 2026-06-04
    days on market $2,595,000 Active 56 DOM
11. 2026-06-03
    days on market $2,595,000 Active 55 DOM
12. 2026-06-02
    days on market $2,595,000 Active 54 DOM
13. 2026-06-01
    days on market $2,595,000 Active 53 DOM
14. 2026-05-31
    days on market $2,595,000 Active 52 DOM
15. 2026-04-09
    listed $2,595,000 Active 1354-char remark

    Show marketing remark (1354 chars)

    Located at the end of a quiet cul-de-sac, bordered by a reserve and just moments from Sag Harbor's beloved Long Beach, this stylish completely updated contemporary home offers the perfect blend of privacy, comfort, and coastal living. The residence features four bedrooms & four and a half-bathrooms, highlighted by a stunning primary suite that occupies the entire second floor. This private retreat includes a spacious en-suite bath with steam shower, radiant heated floor and generous closet space with the convenience of its own laundry area. The heart of the home is a beautifully updated chef's dream kitchen that flows seamlessly into a sun-filled great room with a custom fireplace-an ideal setting for both everyday living and entertaining. Outdoors, a private backyard oasis awaits, complete with expansive mahogany decking a sparkling pool and hot tub with a glorious outdoor shower all perfect for summer relaxation or hosting guests. Additional features include a partially finished walk-out lower level with a full bath and finished multi-use optional space (gym/professional office/den, etc) and access to the attached single-car garage and a second laundry area. Located just minutes from bay beaches, Sag Harbor Village, and all the Hamptons have to offer, this home is an exceptional opportunity to enjoy effortless East End living.

16. 2016-12-12
    soldstatus $1,050,000
17. 1985-12-11
    soldstatus $43,000
18. 1985-12-09
    soldstatus $55,000

ⓘ 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: $6,734 · $561/mo
• Projected year-2 tax: $25,295 · $2,108/mo
• Expected delta: +$18,561/yr (+$1,547/mo · 275.6%)

ⓘ 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 · 17 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: $326,189
• − Mortgage interest: −$145,360
• − Property taxes: −$6,734
• − Insurance: −$12,975
• − Repairs & maintenance: −$26,095
• − Management: −$26,095
• − Depreciation: −$75,491
• Taxable income: $33,438
• Est. tax owed @ 24.0%: −$8,025
• After-tax cash flow: $66,654/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: Sag Harbor Union Free School District
• NCES district ID: 3625380
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 70% ▲ 7.00%
• Median HH income: $81,547
• Composite: 55.69/100
• National rank: #1222
• State rank: #175 of 590 in NY

Livability — Noyack

• Score: 57/100
• State rank: #1084
• US rank: #21915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Noyack, NY
• County: Suffolk County · 679,920 people
• City population: 8,114
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 8,390
• Household income: $127,746
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 95.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 11% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 5% 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: ▲ 9.19%
• Current HPI: 499.3304
• Rent YoY: ▲ 10.76%
• 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

+4618.2% since first listed

4 events — show timeline

• 2026-04-09 Listed $2,595,000 OneKey® MLS as Distributed by MLS Grid
• 2016-12-12 Sold (Public Records) $1,050,000 Public Records
• 1985-12-11 Sold (Public Records) $43,000 Public Records
• 1985-12-09 Sold (Public Records) $55,000 Public Records

Property tax history

+1.5%/yr

Latest (2024): $6,734 · +0.0% YoY. Source: county tax records.