1680 N Sea Rd · North Sea, NY 11968

$1,495,000

3 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 3 Days on market

Built 1985 2.54 ac lot Est $1317k · 14% over

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Why this score? — see what drove the C+ 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Southampton Haven - Strong investment & endless opportunities Nestled on 2.5 private acres in Southampton, this charming 3-bedroom, 2.5-bath residence offers a rare combination of space, privacy, and investment potential. Surrounded by natural beauty, the property provides a peaceful retreat while remaining conveniently close to Southampton's renowned beaches, villages, dining, and shopping. The home features comfortable living spaces filled with natural light, generous bedrooms, and a functional layout designed for both year-round living and seasonal enjoyment. A detached three-car garage accessory structure offers additional storage, workspace, or future possibilities. With ample r

Key facts

• Private acres
• Substantial acreage
• Desirable locations

Tags

• PRIVATE ACRES
• DETACHED THREE-CAR GARAGE
• AMPLE ROOM FOR A POOL
• OUTDOOR ENTERTAINING AREAS
• SUBSTANTIAL ACREAGE
• DESIRABLE LOCATIONS

Property features AI

Exterior

• Parking: 3-car garage; Heated garage
• Utilities: Septic system; Propane
• Home design: Single-family residence
• Construction: Frame construction; Crawl space/attic access (crawl)
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Cooktop; Microwave; Oven; Refrigerator
• Bedrooms: Total rooms: 10 (includes living and other rooms)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Oil heating; No central air conditioning
• Interior features: First-floor bedroom; Eat-in kitchen; Formal dining room; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $5k ($55k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.50M).
• Cap rate 10.0% vs local median 6.5% in North Sea — 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 58/100 on livability (#1,063 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: housing C-, amenities F, commute F.
• Southampton Union Free School District (suburban): math 53% / reading 51% proficiency, ranked #293 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Southampton Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 376 students, 51% FRL); Southampton Intermediate School (math 30% / reading 47%, grade F, #437 of 729 statewide, top 60%, 363 students, 44% FRL); Southampton High School (math 98%, 595 students, 48% FRL) — zoned schools average 48% FRL vs 30% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+14.6%/yr); 95 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $18,873/mo this rent would consume 145% of the median local household income ($156k/yr) (locally 274% 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 $10k of loan paydown is wiped out by about $45k 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 $419k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $410k; list at $1.50M implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,495,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $1,317,064
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Shore Rd	0.22mi	3/2.0	1,548 (-5%)	22mo	$1,257,500	$812	64

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: 8.6%
• Equity multiple: 1.36×
• Total profit: $149,350
• Equity at exit: $222,909

10-year hold

• IRR: 21.7%
• Equity multiple: 3.29×
• Total profit: $960,619
• Equity at exit: $129,260

Cash invested: $418,600 (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 11968

• Home prices YoY: -28.6%
• Rents YoY: 14.6%
• Active inventory: 95
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $18,873 medium
• Mortgage (P&I): −$7,840
• Tax est. 1.5%: −$1,869 /mo · $22,425/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,963
• Net cashflow: $4,578

Break-even live

Break-even rent $13,078

Max offer price $1,495,000

Occupancy floor 71%

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: $373,750
• Closing costs: $44,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Millstone Dr Unit 1520127P Southampton, NY	4.0	2.0	1722	$18,488	$10.74	22d	1	0.23mi
29 Missapoque Ave Southampton, NY	4.0	2.0	1934	$8,000	$4.14	43d	1	0.60mi
278 Big Fresh Pond Rd Southampton, NY	3.0	1.5	1400	$35,000	$25.00	24d	1	0.80mi
15 Lake View Ct Southampton, NY	3.0	2.5	1800	$15,000	$8.33	43d	1	0.86mi
286 Towd Point Rd Southampton, NY	4.0	3.0	1825	$30,000	$16.44	43d	1	1.03mi

Listing history 4 events

1. 2026-06-18
   days on market $1,495,000 Active 3 DOM
2. 2026-06-17
   days on market $1,495,000 Active 2 DOM
3. 2026-06-15
   remarks 695-char remark
4. 2026-06-15
   listed $1,495,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $226,476
• − Mortgage interest: −$83,743
• − Property taxes: −$22,425
• − Insurance: −$7,475
• − Repairs & maintenance: −$18,118
• − Management: −$18,118
• − Depreciation: −$43,491
• Taxable income: $33,106
• Est. tax owed @ 24.0%: −$7,945
• After-tax cash flow: $46,991/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: Southampton Union Free School District
• NCES district ID: 3627540
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $85,977
• Composite: 47.9/100
• National rank: #2213
• State rank: #293 of 590 in NY

Livability — North Sea

• Score: 58/100
• State rank: #1063
• US rank: #21178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Sea, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,312
• Household income: $156,219
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 274.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 13% Two or more races 10% Black 9% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Danish 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% German/W. Germanic 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: ▼ -184.86%
• Current HPI: 461.1144
• Rent YoY: ▲ 14.62%
• 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

+967.9% since first listed

11 events — show timeline

• 2026-06-15 Listed $1,495,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-19 Listed $1,595,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-21 Price Changed $1,595,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-01 Listed $1,695,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-18 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2018-01-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-10-25 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2013-11-21 Sold (Public Records) $410,000 Public Records
• 1993-05-06 Sold (Public Records) $140,000 Public Records

Property tax history

+3.6%/yr

Latest (2022): $2,132 · +0.0% YoY. Source: county tax records.