2 Strongs Ln · Bridgehampton, NY 11976

$3,749,500

3 bd · 3.0 ba · 2,800 sqft · SingleFamily · 190 Days on market

Built 1920 Good condition $1339/sqft · 8% above area Est $3482k · 8% over ↓ 6% since listing

---

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 +25.9/30.0
• Appreciation +9.3/10.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• ARV discount +4.0/15.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0

Listing remarks MLS

Stylish and Secluded Water Mill Sanctuary Discover this elegant Water Mill summer retreat, perfectly situated in the heart of the Hamptons. Surrounded by meticulously landscaped grounds, the residence offers sunlit interiors, refined yet comfortable living spaces, and a thoughtfully designed layout that seamlessly accommodates both everyday living and entertaining. Outdoors, a private pool is framed by lush greenery, creating a tranquil escape ideal for summer relaxation and gatherings. The home's effortless indoor-outdoor flow enhances the experience, whether hosting guests or enjoying quiet moments. Just minutes from pristine beaches, charming village shops, and acclaimed dining, this property offers the quintessential Hamptons lifestyle in a private, stylish setting.

Key facts

• Private pool
• Indoor-outdoor flow
• 2 garage spots

Tags

• PRIVATE POOL
• INDOOR-OUTDOOR FLOW

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $3.75M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $9k ($111k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($44k rent vs $3.75M).
• Recommended offer: $3.30M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#874 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools B; Watch: amenities F, commute F, cost of living 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 (+30.1%/yr); 52 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $44,462/mo this rent would consume 296% of the median local household income ($180k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $350k of equity ($26k loan paydown + $324k appreciation (8.6% 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 (8.6% appreciation + 8.0% rent growth), your $1.05M cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$560k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($3.30M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $250k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $3,299,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $3,481,546
• List price: $3,749,500
• Delta: 7.70%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

8.63% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.40×
• Total profit: $2,519,744
• Equity at exit: $3,011,057

10-year hold

• IRR: 29.9%
• Equity multiple: 8.13×
• Total profit: $7,480,723
• Equity at exit: $6,138,898

Cash invested: $1,049,860 (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 11976

• Home prices YoY: 1.6%
• Rents YoY: 30.1%
• Active inventory: 52
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $44,462 medium
• Mortgage (P&I): −$19,663
• Tax est. 1.5%: −$4,687 /mo · $56,242/yr
• Insurance: −$1,562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,337
• Net cashflow: $9,213

Break-even live

Break-even rent $32,800

Max offer price $3,749,500

Occupancy floor 74%

Sensitivity live

Price	-10% $11,805	-5% $10,509	+0% $9,213	+5% $7,918	+10% $6,622
Rent	-10% $5,701	-5% $7,457	+0% $9,213	+5% $10,970	+10% $12,726
Rate	-1.0pp $11,102	-0.5pp $10,167	base $9,213	+0.5pp $8,242	+1.0pp $7,253

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: $937,375
• Closing costs: $112,485
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $3,749,500 Active 190 DOM
2. 2026-06-17
   days on market $3,749,500 Active 189 DOM
3. 2026-06-16
   days on market $3,749,500 Active 188 DOM
4. 2026-06-15
   days on market $3,749,500 Active 187 DOM
5. 2026-06-13
   days on market $3,749,500 Active 185 DOM
6. 2026-06-13
   days on market $3,749,500 Active 184 DOM
7. 2026-06-09
   days on market $3,749,500 Active 181 DOM
8. 2026-06-08
   days on market $3,749,500 Active 180 DOM
9. 2026-06-07
   days on market $3,749,500 Active 179 DOM
10. 2026-06-04
    days on market $3,749,500 Active 176 DOM
11. 2026-06-03
    days on market $3,749,500 Active 175 DOM
12. 2026-06-02
    days on market $3,749,500 Active 174 DOM
13. 2026-06-01
    days on market $3,749,500 Active 173 DOM
14. 2026-05-31
    days on market $3,749,500 Active 172 DOM
15. 2026-03-12
    status Active 780-char remark

    Show marketing remark (780 chars)

    Stylish and Secluded Water Mill Sanctuary Discover this elegant Water Mill summer retreat, perfectly situated in the heart of the Hamptons. Surrounded by meticulously landscaped grounds, the residence offers sunlit interiors, refined yet comfortable living spaces, and a thoughtfully designed layout that seamlessly accommodates both everyday living and entertaining. Outdoors, a private pool is framed by lush greenery, creating a tranquil escape ideal for summer relaxation and gatherings. The home's effortless indoor-outdoor flow enhances the experience, whether hosting guests or enjoying quiet moments. Just minutes from pristine beaches, charming village shops, and acclaimed dining, this property offers the quintessential Hamptons lifestyle in a private, stylish setting.

16. 2026-03-06
    historical 780-char remark

    Show marketing remark (780 chars)

    Stylish and Secluded Water Mill Sanctuary Discover this elegant Water Mill summer retreat, perfectly situated in the heart of the Hamptons. Surrounded by meticulously landscaped grounds, the residence offers sunlit interiors, refined yet comfortable living spaces, and a thoughtfully designed layout that seamlessly accommodates both everyday living and entertaining. Outdoors, a private pool is framed by lush greenery, creating a tranquil escape ideal for summer relaxation and gatherings. The home's effortless indoor-outdoor flow enhances the experience, whether hosting guests or enjoying quiet moments. Just minutes from pristine beaches, charming village shops, and acclaimed dining, this property offers the quintessential Hamptons lifestyle in a private, stylish setting.

17. 2026-02-19
    status Active 780-char remark

    Show marketing remark (780 chars)

    Stylish and Secluded Water Mill Sanctuary Discover this elegant Water Mill summer retreat, perfectly situated in the heart of the Hamptons. Surrounded by meticulously landscaped grounds, the residence offers sunlit interiors, refined yet comfortable living spaces, and a thoughtfully designed layout that seamlessly accommodates both everyday living and entertaining. Outdoors, a private pool is framed by lush greenery, creating a tranquil escape ideal for summer relaxation and gatherings. The home's effortless indoor-outdoor flow enhances the experience, whether hosting guests or enjoying quiet moments. Just minutes from pristine beaches, charming village shops, and acclaimed dining, this property offers the quintessential Hamptons lifestyle in a private, stylish setting.

18. 2025-10-14
    price $3,749,500 780-char remark

    Show marketing remark (780 chars)

    Stylish and Secluded Water Mill Sanctuary Discover this elegant Water Mill summer retreat, perfectly situated in the heart of the Hamptons. Surrounded by meticulously landscaped grounds, the residence offers sunlit interiors, refined yet comfortable living spaces, and a thoughtfully designed layout that seamlessly accommodates both everyday living and entertaining. Outdoors, a private pool is framed by lush greenery, creating a tranquil escape ideal for summer relaxation and gatherings. The home's effortless indoor-outdoor flow enhances the experience, whether hosting guests or enjoying quiet moments. Just minutes from pristine beaches, charming village shops, and acclaimed dining, this property offers the quintessential Hamptons lifestyle in a private, stylish setting.

19. 2025-09-29
    listed $4,000,000 Active 780-char remark

    Show marketing remark (780 chars)

    Stylish and Secluded Water Mill Sanctuary Discover this elegant Water Mill summer retreat, perfectly situated in the heart of the Hamptons. Surrounded by meticulously landscaped grounds, the residence offers sunlit interiors, refined yet comfortable living spaces, and a thoughtfully designed layout that seamlessly accommodates both everyday living and entertaining. Outdoors, a private pool is framed by lush greenery, creating a tranquil escape ideal for summer relaxation and gatherings. The home's effortless indoor-outdoor flow enhances the experience, whether hosting guests or enjoying quiet moments. Just minutes from pristine beaches, charming village shops, and acclaimed dining, this property offers the quintessential Hamptons lifestyle in a private, stylish setting.

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

Taxation est. · year 1

• Rental income: $533,549
• − Mortgage interest: −$210,030
• − Property taxes: −$56,242
• − Insurance: −$18,748
• − Repairs & maintenance: −$42,684
• − Management: −$42,684
• − Depreciation: −$109,076
• Taxable income: $54,085
• Est. tax owed @ 24.0%: −$12,980
• After-tax cash flow: $97,580/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home in the Hamptons offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Both pool maintenance — improves outdoor living and attracts buyers
• Both paint exterior — enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both pool maintenance — improves outdoor living and attracts buyers ↑
• Both paint exterior — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Bridgehampton

• Score: 62/100
• State rank: #874
• US rank: #16891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgehampton, NY
• County: Suffolk County · 679,920 people
• City population: 725
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 2,952
• Household income: $180,250
• Rent vs Own: 6.8% rent · 93.2% own

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 1% Salvadoran 2%
• Common ancestry: Romanian 16% Scotch-Irish 7% Italian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 4% German/W. Germanic 1%

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: ▲ 8.63%
• Current HPI: 540.0967
• Rent YoY: ▲ 30.05%
• 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

-6.3% since first listed

5 events — show timeline

• 2026-03-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $3,749,500 OneKey® MLS as Distributed by MLS Grid
• 2025-09-29 Listed $4,000,000 OneKey® MLS as Distributed by MLS Grid