37 Blue Jay Way · East Hampton North, NY 11937

$1,895,000

3 bd · 2.5 ba · 1,549 sqft · SingleFamily · 28 Days on market

Built 1999 0.46 ac lot

---

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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Schools +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a shy half-acre in a quiet cul-de-sac, this salt box contemporary offers privacy, character, and endless potential in an exceptional East Hampton location ideally situated between East Hampton Village, Wainscott, and Sag Harbor, just moments to shopping, restaurants, and tennis. Built in 1999, this 3-bedroom, 2.5-bath home features an open and airy layout with soaring ceilings, hardwood floors, wood burning fireplace, Andersen windows and sliders, high hats, two skylights, and central air conditioning throughout. The updated shaker-style kitchen is appointed with quartz countertops, stainless steel appliances, subway tile backsplash, and updated flooring, flowing seamlessly into

Key facts

• Half acre
• Private balcony
• Cul-de-sac

Tags

• HALF ACRE
• CUL-DE-SAC
• UPDATED SHAKER-STYLE KITCHEN
• FIRST-FLOOR PRIMARY BEDROOM
• UPDATED FIRST-FLOOR BATH
• PRIVATE BALCONY

Property features AI

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Cesspool sewer; Cable available; Electricity connected; Phone available; Public trash collection; Water connected
• Home design: Single family residence; Actual property condition
• Construction: Frame construction with wood siding; Full basement
• Exterior features: Deck; Porch; Mailbox; Rain gutters; Back yard; Front yard; Private lot; Near public transit; Near shops; Fenced back yard (wood)

Interior

• Kitchen: Chef's kitchen with kitchen island; Quartz/quartzite counters; Open, eat-in kitchen; Breakfast bar; Oven; Range; Refrigerator; Stainless steel appliances; Exhaust fan; Dishwasher
• Bedrooms: Main-level bedroom
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Breakfast bar; Cathedral ceilings; Chef's kitchen; Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; Kitchen island; Open floorplan; Open kitchen; Primary bathroom; Master suite on main level; Quartz/quartzite counters; Recessed lighting; Storage; Washer/dryer hookup
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.90M).
• Recommended offer: $1.87M (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,013 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• East Hampton Union Free School District (town): math 62% / reading 66% proficiency, ranked #159 of 590 in NY (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John M Marshall Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 548 students, 51% FRL); East Hampton Middle School (math 39% / reading 60%, grade C, #280 of 729 statewide, top 40%, 265 students, 42% FRL); East Hampton High School (math 94% / reading 98%, grade A+, #71 of 1,100 statewide, top 7%, 1,015 students, 40% FRL) — zoned schools average 44% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $20,376/mo this rent would consume 188% of the median local household income ($130k/yr) (locally 896% 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 $13k of loan paydown is wiped out by about $57k 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 $531k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($1.87M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,866,575 (1.5% below list)

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: 1.08% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-7,949
• Equity at exit: $282,551

10-year hold

• IRR: 13.9%
• Equity multiple: 2.38×
• Total profit: $730,545
• Equity at exit: $163,845

Cash invested: $530,600 (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 11937

• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $20,376 medium
• Mortgage (P&I): −$9,938
• Tax est. 1.5%: −$2,369 /mo · $28,425/yr
• Insurance: −$790
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,279
• Net cashflow: $3,001

Break-even live

Break-even rent $16,577

Max offer price $1,895,000

Occupancy floor 80%

Sensitivity live

Price	-10% $4,311	-5% $3,656	+0% $3,001	+5% $2,346	+10% $1,691
Rent	-10% $1,391	-5% $2,196	+0% $3,001	+5% $3,806	+10% $4,611
Rate	-1.0pp $3,955	-0.5pp $3,483	base $3,001	+0.5pp $2,510	+1.0pp $2,010

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: $473,750
• Closing costs: $56,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Huckleberry Ln East Hampton, NY	4.0	3.5	1800	$45,000	$25.00	44d	1	0.45mi
20 Cutter Ct East Hampton, NY	4.0	3.0	2100	$40,000	$19.05	44d	1	0.49mi
6 Toilsome Ln East Hampton, NY	3.0	3.0	2000	$20,000	$10.00	44d	1	1.03mi
24 Stratton Sq East Hampton, NY	4.0	4.0	2200	$15,000	$6.82	19d	1	1.09mi
72 Long Ln East Hampton, NY	3.0	2.5	2000	$5,000	$2.50	19d	1	1.10mi

Listing history 16 events

1. 2026-06-18
   days on market $1,895,000 Active 28 DOM
2. 2026-06-17
   days on market $1,895,000 Active 27 DOM
3. 2026-06-16
   days on market $1,895,000 Active 26 DOM
4. 2026-06-15
   days on market $1,895,000 Active 25 DOM
5. 2026-06-13
   days on market $1,895,000 Active 23 DOM
6. 2026-06-13
   days on market $1,895,000 Active 22 DOM
7. 2026-06-09
   days on market $1,895,000 Active 19 DOM
8. 2026-06-08
   days on market $1,895,000 Active 18 DOM
9. 2026-06-07
   days on market $1,895,000 Active 17 DOM
10. 2026-06-04
    days on market $1,895,000 Active 14 DOM
11. 2026-06-03
    days on market $1,895,000 Active 13 DOM
12. 2026-06-02
    days on market $1,895,000 Active 12 DOM
13. 2026-06-02
    price $1,895,000 Active 11 DOM
14. 2026-06-01
    days on market $1,999,996 Active 11 DOM
15. 2026-05-31
    days on market $1,999,996 Active 10 DOM
16. 2026-05-21
    listed $1,999,996 Active

ⓘ 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: $244,510
• − Mortgage interest: −$106,149
• − Property taxes: −$28,425
• − Insurance: −$9,475
• − Repairs & maintenance: −$19,561
• − Management: −$19,561
• − Depreciation: −$55,127
• Taxable income: $6,211
• Est. tax owed @ 24.0%: −$1,491
• After-tax cash flow: $34,521/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: East Hampton Union Free School District
• NCES district ID: 3609660
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $86,309
• Composite: 57.85/100
• National rank: #1046
• State rank: #159 of 590 in NY

Livability — East Hampton North

• Score: 59/100
• State rank: #1013
• US rank: #19706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hampton North, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,882
• Household income: $129,883
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 896.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 23% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Italian 2%
• Foreign-born: 25% · Canada, Guatemala, Jamaica
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -285.21%
• Current HPI: 444.1499
• Rent YoY: ▲ 12.28%
• 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

1 event — show timeline

• 2026-05-21 Listed $1,999,996 OneKey® MLS as Distributed by MLS Grid

Property tax history

-5.6%/yr

Latest (2025): $2,887 · +0.0% YoY. Source: county tax records.