6 Shore Rd · North Sea, NY 11968

$969,000

2 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 209 Days on market

Built 1989 10,000 sqft lot $808/sqft · 9% below area Est $1064k · 9% 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 +30.0/30.0
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW IN NORTH SEA 3BR 2BA $999,000 + 3 WATER ACCESSES Low Taxes NEW to Market in North Sea Park is a secret waterfront community on North Sea Harbor, off Noyac Road, is a fabulous two story home with 3 bedrooms + 2 baths. Right off the large front deck is the sunny room with vaulted ceilings + open floor plan where kitchen, living room + dining area all meet. Also, downstairs are 2 good-sized bedrooms + laundry closet. Upstairs, you'll find the spacious primary ensuite with another vaulted ceiling with exposed rough hewn wood beams. Specs include central air conditioning, 2 month old roof, new washer/dryer, new blinds throughout, irrigation system. In North Sea Park, you also have 3 launch sites for paddle boards, kayaks + canoes. Only 7 minutes to Southampton Village + another 5 minutes to ocean beaches. Like the back roads?...You'll enjoy the ease of finding the quickest routes to Water Mill, Bridgehampton, Sag Harbor + Points East!

Key facts

• Open floor plan
• Sunny room
• Laundry closet

Tags

• WATER ACCESSES
• SUNNY ROOM
• VAULTED CEILINGS
• OPEN FLOOR PLAN
• LAUNDRY CLOSET
• SPACIOUS PRIMARY ENSUITE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $969k.

Deal economics

• At list price, monthly cash flow is $6k ($73k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $969k).
• Recommended offer: $853k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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-, schools D+, amenities 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.
• Market conditions: Rents rising fast (+14.6%/yr); 95 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $14,911/mo this rent would consume 115% 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 $7k of loan paydown is wiped out by about $29k 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 $271k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($853k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $525k; list at $969k implies a 85% 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 $852,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 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?
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: 1.54% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.88%
• DSCR: 2.20
• GRM: 5.4

CMA / ARV

• ARV (median comp): $1,063,509
• List price: $969,000
• Delta: -8.89%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.14×
• Total profit: $308,534
• Equity at exit: $144,481

10-year hold

• IRR: 36.3%
• Equity multiple: 5.14×
• Total profit: $1,124,261
• Equity at exit: $83,781

Cash invested: $271,320 (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: 5.4×

Monthly cashflow live

• Estimated rent: $14,911 medium
• Mortgage (P&I): −$5,082
• Tax from tax record: −$216 /mo · $2,595/yr
• Insurance: −$404
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,131
• Net cashflow: $6,078

Break-even live

Break-even rent $7,217

Max offer price $969,000

Occupancy floor 54%

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: $242,250
• Closing costs: $29,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 Big Fresh Pond Rd Southampton, NY	3.0	1.5	1400	$35,000	$25.00	24d	1	0.92mi

Listing history 19 events

1. 2026-06-18
   days on market $969,000 Active 209 DOM
2. 2026-06-17
   days on market $969,000 Active 208 DOM
3. 2026-06-16
   days on market $969,000 Active 207 DOM
4. 2026-06-15
   days on market $969,000 Active 206 DOM
5. 2026-06-13
   days on market $969,000 Active 204 DOM
6. 2026-06-13
   days on market $969,000 Active 203 DOM
7. 2026-06-09
   days on market $969,000 Active 200 DOM
8. 2026-06-08
   days on market $969,000 Active 199 DOM
9. 2026-06-07
   days on market $969,000 Active 198 DOM
10. 2026-06-04
    days on market $969,000 Active 195 DOM
11. 2026-06-03
    days on market $969,000 Active 194 DOM
12. 2026-06-02
    days on market $969,000 Active 193 DOM
13. 2026-06-01
    days on market $969,000 Active 192 DOM
14. 2026-05-31
    days on market $969,000 Active 191 DOM
15. 2026-04-27
    price $969,000 947-char remark

    Show marketing remark (947 chars)

    NEW IN NORTH SEA 3BR 2BA $999,000 + 3 WATER ACCESSES Low Taxes NEW to Market in North Sea Park is a secret waterfront community on North Sea Harbor, off Noyac Road, is a fabulous two story home with 3 bedrooms + 2 baths. Right off the large front deck is the sunny room with vaulted ceilings + open floor plan where kitchen, living room + dining area all meet. Also, downstairs are 2 good-sized bedrooms + laundry closet. Upstairs, you'll find the spacious primary ensuite with another vaulted ceiling with exposed rough hewn wood beams. Specs include central air conditioning, 2 month old roof, new washer/dryer, new blinds throughout, irrigation system. In North Sea Park, you also have 3 launch sites for paddle boards, kayaks + canoes. Only 7 minutes to Southampton Village + another 5 minutes to ocean beaches. Like the back roads?...You'll enjoy the ease of finding the quickest routes to Water Mill, Bridgehampton, Sag Harbor + Points East!

16. 2025-11-21
    listed $999,000 Active 947-char remark

    Show marketing remark (947 chars)

    NEW IN NORTH SEA 3BR 2BA $999,000 + 3 WATER ACCESSES Low Taxes NEW to Market in North Sea Park is a secret waterfront community on North Sea Harbor, off Noyac Road, is a fabulous two story home with 3 bedrooms + 2 baths. Right off the large front deck is the sunny room with vaulted ceilings + open floor plan where kitchen, living room + dining area all meet. Also, downstairs are 2 good-sized bedrooms + laundry closet. Upstairs, you'll find the spacious primary ensuite with another vaulted ceiling with exposed rough hewn wood beams. Specs include central air conditioning, 2 month old roof, new washer/dryer, new blinds throughout, irrigation system. In North Sea Park, you also have 3 launch sites for paddle boards, kayaks + canoes. Only 7 minutes to Southampton Village + another 5 minutes to ocean beaches. Like the back roads?...You'll enjoy the ease of finding the quickest routes to Water Mill, Bridgehampton, Sag Harbor + Points East!

17. 2016-06-27
    soldstatus $525,000
18. 2005-02-16
    soldstatus $495,000
19. 1998-07-29
    soldstatus $137,000

ⓘ 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: $2,595 · $216/mo
• Projected year-2 tax: $9,486 · $790/mo
• Expected delta: +$6,890/yr (+$574/mo · 265.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% 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: $178,936
• − Mortgage interest: −$54,279
• − Property taxes: −$2,595
• − Insurance: −$4,845
• − Repairs & maintenance: −$14,315
• − Management: −$14,315
• − Depreciation: −$28,189
• Taxable income: $60,398
• Est. tax owed @ 24.0%: −$14,496
• After-tax cash flow: $58,445/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

+607.3% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $969,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-21 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2016-06-27 Sold (Public Records) $525,000 Public Records
• 2005-02-16 Sold (Public Records) $495,000 Public Records
• 1998-07-29 Sold (Public Records) $137,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $2,595 · +0.0% YoY. Source: county tax records.