108 Vista Ct · Jamesport, NY 11947

$850,000

3 bd · 2.5 ba · 2,099 sqft · SingleFamily public records · 49 Days on market

Built 2002 0.50 ac lot $405/sqft · 22% below area Est $1088k · 22% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks MLS

Welcome to 108 Vista Court, tucked away on a quiet cul-de-sac off Peconic Bay Boulevard, in Jamesport. This classic, move-in ready 3-bedroom, 2.5-bath center hall Colonial places you in the heart of North Fork living. You'll enjoy a sandy beach, tennis and pickleball courts, launching ramp and marina, and boating on Peconic Bay just a half mile down the road. Start your day with coffee on the wraparound porch and end the evening on the rear deck after a day on the water. Inside, the home features beautiful hardwood floors, a welcoming living room with wood-burning fireplace, spacious kitchen and dinette that open to gathering room and formal dining room. A convenient first-floor laundry room, powder room, and two car garage complete the main level. Upstairs, the generous primary suite is a peaceful retreat, featuring a cathedral ceiling, walk-in closet, and private bath. Two additional guest bedrooms and a full hall bath provide comfortable accommodations for guests. Whether you're looking for a year-round residence or the perfect North Fork getaway, 108 Vista Court offers location, comfort, proximity to restaurants, vineyards, farm stands, shopping, the South Fork and all that makes this home so special.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $800k (5.9% below list).
• Recommended offer: $800k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 46/100 on livability (#1,185 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($6k loan paydown + $26k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $238k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($824k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $445k; list at $850k implies a 91% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $800,130 (5.9% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $1,088,052
• List price: $850,000
• Delta: -21.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
957 Peconic Bay Blvd	0.32mi	3/2.5	2,200 (+5%)	1mo	$1,595,000	$725	76
152 Vista Ct	0.13mi	3/2.0	2,256 (+8%)	10mo	$677,740	$300	71
44 Legend Ln	0.45mi	3/2.5	1,922 (-8%)	0mo	$1,095,000	$570	65
56 Dougs Ln	0.26mi	3/2.0	1,800 (-14%)	4mo	$910,000	$506	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.71×
• Total profit: $169,030
• Equity at exit: $382,197

10-year hold

• IRR: 14.4%
• Equity multiple: 3.13×
• Total profit: $507,782
• Equity at exit: $589,011

Cash invested: $238,000 (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 11947

• Active inventory: 18
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $8,001 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$459 /mo · $5,511/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,680
• Net cashflow: $1,050

Break-even live

Break-even rent $6,672

Max offer price $850,000

Occupancy floor 82%

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1727 Main Rd Unit 1538864P Laurel, NY	3.0	2.5	1937	$7,548	$3.90	13d	1	0.59mi
144 Manor Ln Jamesport, NY	4.0	2.5	2100	$9,500	$4.52	4d	1	0.75mi
33 Beach Rd Laurel, NY	3.0	2.5	1607	$4,500	$2.80	44d	1	1.15mi
599 Peconic Bay Blvd Jamesport, NY	3.0	4.0	3000	$29,000	$9.67	44d	1	1.16mi
7 Eileen Cir Jamesport, NY	3.0	2.0	1572	$10,000	$6.36	20d	1	1.44mi

Listing history 7 events

1. 2026-05-14
   status Pending 1224-char remark

   Show marketing remark (1224 chars)

   Welcome to 108 Vista Court, tucked away on a quiet cul-de-sac off Peconic Bay Boulevard, in Jamesport. This classic, move-in ready 3-bedroom, 2.5-bath center hall Colonial places you in the heart of North Fork living. You'll enjoy a sandy beach, tennis and pickleball courts, launching ramp and marina, and boating on Peconic Bay just a half mile down the road. Start your day with coffee on the wraparound porch and end the evening on the rear deck after a day on the water. Inside, the home features beautiful hardwood floors, a welcoming living room with wood-burning fireplace, spacious kitchen and dinette that open to gathering room and formal dining room. A convenient first-floor laundry room, powder room, and two car garage complete the main level. Upstairs, the generous primary suite is a peaceful retreat, featuring a cathedral ceiling, walk-in closet, and private bath. Two additional guest bedrooms and a full hall bath provide comfortable accommodations for guests. Whether you're looking for a year-round residence or the perfect North Fork getaway, 108 Vista Court offers location, comfort, proximity to restaurants, vineyards, farm stands, shopping, the South Fork and all that makes this home so special.

2. 2026-04-15
   price $850,000 1224-char remark

   Show marketing remark (1224 chars)

   Welcome to 108 Vista Court, tucked away on a quiet cul-de-sac off Peconic Bay Boulevard, in Jamesport. This classic, move-in ready 3-bedroom, 2.5-bath center hall Colonial places you in the heart of North Fork living. You'll enjoy a sandy beach, tennis and pickleball courts, launching ramp and marina, and boating on Peconic Bay just a half mile down the road. Start your day with coffee on the wraparound porch and end the evening on the rear deck after a day on the water. Inside, the home features beautiful hardwood floors, a welcoming living room with wood-burning fireplace, spacious kitchen and dinette that open to gathering room and formal dining room. A convenient first-floor laundry room, powder room, and two car garage complete the main level. Upstairs, the generous primary suite is a peaceful retreat, featuring a cathedral ceiling, walk-in closet, and private bath. Two additional guest bedrooms and a full hall bath provide comfortable accommodations for guests. Whether you're looking for a year-round residence or the perfect North Fork getaway, 108 Vista Court offers location, comfort, proximity to restaurants, vineyards, farm stands, shopping, the South Fork and all that makes this home so special.

3. 2026-03-26
   listed $899,000 Active 1224-char remark

   Show marketing remark (1224 chars)

   Welcome to 108 Vista Court, tucked away on a quiet cul-de-sac off Peconic Bay Boulevard, in Jamesport. This classic, move-in ready 3-bedroom, 2.5-bath center hall Colonial places you in the heart of North Fork living. You'll enjoy a sandy beach, tennis and pickleball courts, launching ramp and marina, and boating on Peconic Bay just a half mile down the road. Start your day with coffee on the wraparound porch and end the evening on the rear deck after a day on the water. Inside, the home features beautiful hardwood floors, a welcoming living room with wood-burning fireplace, spacious kitchen and dinette that open to gathering room and formal dining room. A convenient first-floor laundry room, powder room, and two car garage complete the main level. Upstairs, the generous primary suite is a peaceful retreat, featuring a cathedral ceiling, walk-in closet, and private bath. Two additional guest bedrooms and a full hall bath provide comfortable accommodations for guests. Whether you're looking for a year-round residence or the perfect North Fork getaway, 108 Vista Court offers location, comfort, proximity to restaurants, vineyards, farm stands, shopping, the South Fork and all that makes this home so special.

4. 2026-03-14
   historical $899,000 1224-char remark

   Show marketing remark (1224 chars)

   Welcome to 108 Vista Court, tucked away on a quiet cul-de-sac off Peconic Bay Boulevard, in Jamesport. This classic, move-in ready 3-bedroom, 2.5-bath center hall Colonial places you in the heart of North Fork living. You'll enjoy a sandy beach, tennis and pickleball courts, launching ramp and marina, and boating on Peconic Bay just a half mile down the road. Start your day with coffee on the wraparound porch and end the evening on the rear deck after a day on the water. Inside, the home features beautiful hardwood floors, a welcoming living room with wood-burning fireplace, spacious kitchen and dinette that open to gathering room and formal dining room. A convenient first-floor laundry room, powder room, and two car garage complete the main level. Upstairs, the generous primary suite is a peaceful retreat, featuring a cathedral ceiling, walk-in closet, and private bath. Two additional guest bedrooms and a full hall bath provide comfortable accommodations for guests. Whether you're looking for a year-round residence or the perfect North Fork getaway, 108 Vista Court offers location, comfort, proximity to restaurants, vineyards, farm stands, shopping, the South Fork and all that makes this home so special.

5. 2004-03-01
   soldstatus $445,000
6. 2002-01-10
   soldstatus $82,000
7. 1986-02-03
   soldstatus $25,000

ⓘ 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: $5,511 · $459/mo
• Projected year-2 tax: $9,938 · $828/mo
• Expected delta: +$4,427/yr (+$369/mo · 80.3%)

ⓘ 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 (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°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: $96,016
• − Mortgage interest: −$47,613
• − Property taxes: −$5,511
• − Insurance: −$4,250
• − Repairs & maintenance: −$7,681
• − Management: −$7,681
• − Depreciation: −$24,727
• Taxable loss: −$1,448
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $12,949/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Jamesport

• Score: 46/100
• State rank: #1185
• US rank: #26497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamesport, NY
• City population: 716
• Population (ZIP): 248

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 (100%)
• Race & ethnicity: White 100%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+3300.0% since first listed

7 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-26 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Coming Soon $899,000 OneKey® MLS as Distributed by MLS Grid
• 2004-03-01 Sold (Public Records) $445,000 Public Records
• 2002-01-10 Sold (Public Records) $82,000 Public Records
• 1986-02-03 Sold (Public Records) $25,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $5,511 · +0.0% YoY. Source: county tax records.