1350 Brick Kiln Rd · Sag Harbor, NY 11963

$1,695,000

3 bd · 1.0 ba · 1,307 sqft · SingleFamily public records · 235 Days on market

Built 1920 0.62 ac lot $1297/sqft · 10% below area Est $1891k · 10% 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 +12.2/15.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• 1% rule +8.9/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Now Offered at $1,695,000 Exceptional Value in Sag Harbor Village Opportunities like this are becoming increasingly rare. Just under half a mile from the heart of Sag Harbor Village with a sidewalk straight into town this .6-acre property offers something the market is starving for: scale, location, and meaningful upside. Around the corner, a vibrant community park features a recently renovated playground and tennis courts, with new pickleball courts anticipated by Memorial Day adding immediate lifestyle appeal to an already prime setting. The existing 3-bedroom, 3-bath home blends historic character with thoughtful updates, while a substantial detached garage with soaring ceilings presents endless potential — studio, gym, workspace, or future conversion. But what truly sets this property apart is the untapped development potential: Currently utilizing only 5% of the allowable Gross Floor Area (20% permitted) offering a rare opportunity to significantly expand, reimagine, or create a custom compound within the village. Whether you’re a builder, investor, or end-user with vision, the upside here is undeniable. Add to that a proven rental history including additional income from the garage space and you have a property that performs today while offering substantial future value. Large parcels with this level of flexibility, this close to the village, are few and far between. At this price, in this location, with this level of untapped potential opportunities like this, this close to the village, are exceptionally rare.

Key facts

• Spacious private lot
• Exposed beams
• 0.62 acre lot

Tags

• SPACIOUS PRIVATE LOT
• EXPOSED BEAMS
• WIDE PLANK HARDWOOD FLOORS
• DETACHED TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $6k ($78k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.70M).
• Recommended offer: $1.49M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#427 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A; Watch: amenities F, commute F, cost of living 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.
• Market conditions: Rents rising fast (+10.8%/yr); 65 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $23,597/mo this rent would consume 222% 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 $167k of equity ($12k loan paydown + $156k 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 $475k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$269k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($1.49M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $205k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $799k; list at $1.70M implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,491,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 A-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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $1,891,236
• List price: $1,695,000
• Delta: -10.38%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4528 Noyac Rd	0.29mi	3/2.0	1,268 (-3%)	2mo	$1,250,000	$986	76
57 Palmer Ter	0.51mi	3/2.0	1,500 (+15%)	1mo	$2,000,000	$1,333	46

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: 37.7%
• Equity multiple: 3.88×
• Total profit: $1,366,866
• Equity at exit: $1,427,495

10-year hold

• IRR: 34.9%
• Equity multiple: 9.41×
• Total profit: $3,991,140
• Equity at exit: $2,978,376

Cash invested: $474,600 (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: 65
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $23,597 medium
• Mortgage (P&I): −$8,889
• Tax est. 1.5%: −$2,119 /mo · $25,425/yr
• Insurance: −$706
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,955
• Net cashflow: $6,467

Break-even live

Break-even rent $15,410

Max offer price $1,695,000

Occupancy floor 68%

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
364 Main St Unit B Sag Harbor, NY	3.0	1.0	1200	$35,000	$29.17	22d	1	0.17mi
68 W Water St Sag Harbor, NY	3.0	2.0	1740	$40,000	$22.99	43d	1	0.80mi
95 Main St Unit 2 Sag Harbor, NY	2.0	1.0	1000	$62,400	$62.40	22d	1	0.85mi
15 Mount Misery Dr Sag Harbor, NY	3.0	3.0	1848	$25,000	$13.53	1d	1	1.03mi
15 Mount Misery Dr Sag Harbor, NY	3.0	3.0	1848	$75,000	$40.58	22d	1	1.03mi
47 Cliff Dr Sag Harbor, NY	3.0	2.0	1360	$8,000	$5.88	18d	1	1.27mi

Listing history 22 events

1. 2026-06-18
   days on market $1,695,000 Active 235 DOM
2. 2026-06-17
   days on market $1,695,000 Active 234 DOM
3. 2026-06-16
   days on market $1,695,000 Active 233 DOM
4. 2026-06-15
   days on market $1,695,000 Active 232 DOM
5. 2026-06-13
   days on market $1,695,000 Active 230 DOM
6. 2026-06-09
   days on market $1,695,000 Active 226 DOM
7. 2026-06-08
   days on market $1,695,000 Active 225 DOM
8. 2026-06-07
   days on market $1,695,000 Active 224 DOM
9. 2026-06-04
   days on market $1,695,000 Active 221 DOM
10. 2026-06-03
    days on market $1,695,000 Active 220 DOM
11. 2026-06-02
    days on market $1,695,000 Active 219 DOM
12. 2026-06-01
    days on market $1,695,000 Active 218 DOM
13. 2026-05-31
    days on market $1,695,000 Active 217 DOM
14. 2026-03-18
    status Active 1566-char remark

    Show marketing remark (1566 chars)

    Now Offered at $1,695,000 Exceptional Value in Sag Harbor Village Opportunities like this are becoming increasingly rare. Just under half a mile from the heart of Sag Harbor Village with a sidewalk straight into town this .6-acre property offers something the market is starving for: scale, location, and meaningful upside. Around the corner, a vibrant community park features a recently renovated playground and tennis courts, with new pickleball courts anticipated by Memorial Day adding immediate lifestyle appeal to an already prime setting. The existing 3-bedroom, 3-bath home blends historic character with thoughtful updates, while a substantial detached garage with soaring ceilings presents endless potential — studio, gym, workspace, or future conversion. But what truly sets this property apart is the untapped development potential: Currently utilizing only 5% of the allowable Gross Floor Area (20% permitted) offering a rare opportunity to significantly expand, reimagine, or create a custom compound within the village. Whether you’re a builder, investor, or end-user with vision, the upside here is undeniable. Add to that a proven rental history including additional income from the garage space and you have a property that performs today while offering substantial future value. Large parcels with this level of flexibility, this close to the village, are few and far between. At this price, in this location, with this level of untapped potential opportunities like this, this close to the village, are exceptionally rare.

15. 2026-03-18
    price $1,695,000 1566-char remark

    Show marketing remark (1566 chars)

    Now Offered at $1,695,000 Exceptional Value in Sag Harbor Village Opportunities like this are becoming increasingly rare. Just under half a mile from the heart of Sag Harbor Village with a sidewalk straight into town this .6-acre property offers something the market is starving for: scale, location, and meaningful upside. Around the corner, a vibrant community park features a recently renovated playground and tennis courts, with new pickleball courts anticipated by Memorial Day adding immediate lifestyle appeal to an already prime setting. The existing 3-bedroom, 3-bath home blends historic character with thoughtful updates, while a substantial detached garage with soaring ceilings presents endless potential — studio, gym, workspace, or future conversion. But what truly sets this property apart is the untapped development potential: Currently utilizing only 5% of the allowable Gross Floor Area (20% permitted) offering a rare opportunity to significantly expand, reimagine, or create a custom compound within the village. Whether you’re a builder, investor, or end-user with vision, the upside here is undeniable. Add to that a proven rental history including additional income from the garage space and you have a property that performs today while offering substantial future value. Large parcels with this level of flexibility, this close to the village, are few and far between. At this price, in this location, with this level of untapped potential opportunities like this, this close to the village, are exceptionally rare.

16. 2025-10-31
    price $1,795,000 1566-char remark

    Show marketing remark (1566 chars)

    Now Offered at $1,695,000 Exceptional Value in Sag Harbor Village Opportunities like this are becoming increasingly rare. Just under half a mile from the heart of Sag Harbor Village with a sidewalk straight into town this .6-acre property offers something the market is starving for: scale, location, and meaningful upside. Around the corner, a vibrant community park features a recently renovated playground and tennis courts, with new pickleball courts anticipated by Memorial Day adding immediate lifestyle appeal to an already prime setting. The existing 3-bedroom, 3-bath home blends historic character with thoughtful updates, while a substantial detached garage with soaring ceilings presents endless potential — studio, gym, workspace, or future conversion. But what truly sets this property apart is the untapped development potential: Currently utilizing only 5% of the allowable Gross Floor Area (20% permitted) offering a rare opportunity to significantly expand, reimagine, or create a custom compound within the village. Whether you’re a builder, investor, or end-user with vision, the upside here is undeniable. Add to that a proven rental history including additional income from the garage space and you have a property that performs today while offering substantial future value. Large parcels with this level of flexibility, this close to the village, are few and far between. At this price, in this location, with this level of untapped potential opportunities like this, this close to the village, are exceptionally rare.

17. 2025-10-31
    status Active 1566-char remark

    Show marketing remark (1566 chars)

    Now Offered at $1,695,000 Exceptional Value in Sag Harbor Village Opportunities like this are becoming increasingly rare. Just under half a mile from the heart of Sag Harbor Village with a sidewalk straight into town this .6-acre property offers something the market is starving for: scale, location, and meaningful upside. Around the corner, a vibrant community park features a recently renovated playground and tennis courts, with new pickleball courts anticipated by Memorial Day adding immediate lifestyle appeal to an already prime setting. The existing 3-bedroom, 3-bath home blends historic character with thoughtful updates, while a substantial detached garage with soaring ceilings presents endless potential — studio, gym, workspace, or future conversion. But what truly sets this property apart is the untapped development potential: Currently utilizing only 5% of the allowable Gross Floor Area (20% permitted) offering a rare opportunity to significantly expand, reimagine, or create a custom compound within the village. Whether you’re a builder, investor, or end-user with vision, the upside here is undeniable. Add to that a proven rental history including additional income from the garage space and you have a property that performs today while offering substantial future value. Large parcels with this level of flexibility, this close to the village, are few and far between. At this price, in this location, with this level of untapped potential opportunities like this, this close to the village, are exceptionally rare.

18. 2025-09-01
    listed $1,900,000 Active 1566-char remark

    Show marketing remark (1566 chars)

    Now Offered at $1,695,000 Exceptional Value in Sag Harbor Village Opportunities like this are becoming increasingly rare. Just under half a mile from the heart of Sag Harbor Village with a sidewalk straight into town this .6-acre property offers something the market is starving for: scale, location, and meaningful upside. Around the corner, a vibrant community park features a recently renovated playground and tennis courts, with new pickleball courts anticipated by Memorial Day adding immediate lifestyle appeal to an already prime setting. The existing 3-bedroom, 3-bath home blends historic character with thoughtful updates, while a substantial detached garage with soaring ceilings presents endless potential — studio, gym, workspace, or future conversion. But what truly sets this property apart is the untapped development potential: Currently utilizing only 5% of the allowable Gross Floor Area (20% permitted) offering a rare opportunity to significantly expand, reimagine, or create a custom compound within the village. Whether you’re a builder, investor, or end-user with vision, the upside here is undeniable. Add to that a proven rental history including additional income from the garage space and you have a property that performs today while offering substantial future value. Large parcels with this level of flexibility, this close to the village, are few and far between. At this price, in this location, with this level of untapped potential opportunities like this, this close to the village, are exceptionally rare.

19. 2023-11-15
    historical $6,500
20. 2023-10-18
    price $6,500
21. 2023-10-15
    listed $6,000
22. 2022-03-21
    soldstatus $799,000

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $283,162
• − Mortgage interest: −$94,946
• − Property taxes: −$25,425
• − Insurance: −$14,000
• − Repairs & maintenance: −$22,653
• − Management: −$22,653
• − Depreciation: −$49,309
• Taxable income: $54,176
• Est. tax owed @ 24.0%: −$13,002
• After-tax cash flow: $64,606/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 — Sag Harbor

• Score: 70/100
• State rank: #427
• US rank: #7428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sag Harbor, NY
• County: Suffolk County · 679,920 people
• City population: 8,390
• 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

+112.1% since first listed

9 events — show timeline

• 2026-03-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $1,695,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $1,795,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-01 Listed $1,900,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-15 Rental Removed $6,500 RENT.
• 2023-10-18 Price Changed $6,500 RENT.
• 2023-10-15 Listed for Rent $6,000 RENT.
• 2022-03-21 Sold (Public Records) $799,000 Public Records

Property tax history

-5.5%/yr

Latest (2025): $892 · +0.0% YoY. Source: county tax records.