5 Maryland Blvd · Hampton Bays, NY 11946

$987,500

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 54 Days on market

Built 1991 0.27 ac lot $791/sqft · at area comps Est $974k · at est.

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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 +20.9/30.0
• ARV discount +6.9/15.0
• DSCR +6.6/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on over a quarter of an acre, this beautifully updated ranch offers easy Hamptons living, blending clean updates with subtle reclaimed details throughout. Enter into a bright living room with an abundance of natural light, leading into the updated kitchen featuring ample cabinetry, a large island, and stainless-steel appliances. Just off the kitchen, a flexible dining or den area is anchored by a wood-burning fireplace, an updated bath, and sliders that open to the rear yard creating a seamless indoor-outdoor connection. Down the hall, three bedrooms and a full bath are thoughtfully positioned, offering privacy from the main living areas. A full basement and laundry room provide generou

Key facts

• 0.27 acre lot
• Garage
• Built 1991

Property features AI

Exterior

• Parking: Attached parking and driveway; 1-car garage
• Utilities: Cesspool sewer
• Home design: Single family residence; Living area recorded as 1248 (source: Other); Total building area recorded as 1516
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Central air conditioning; One fireplace
• Interior features: First-floor bedroom; Full attic; Full basement; 6 total rooms
• Laundry & utility: Basement utilities/space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $988k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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 $939k (4.9% below list).
• Recommended offer: $939k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 6.4% in Hampton Bays — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 68/100 on livability (#551 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Hampton Bays Union Free School District (suburban): math 45% / reading 44% proficiency, ranked #434 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hampton Bays Elementary School (math 32% / reading 52%, grade F, #1,361 of 2,108 statewide, top 67%, 682 students, 55% FRL); Hampton Bays Middle School (math 25% / reading 38%, grade F, #522 of 729 statewide, top 73%, 597 students, 64% FRL); Hampton Bays High School (math 98% / reading 57%, grade A-, #580 of 1,100 statewide, top 53%, 769 students, 53% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.1%/yr); 173 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $9,393/mo this rent would consume 84% of the median local household income ($134k/yr) (locally 199% 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 $30k 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 $276k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($958k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $411k; list at $988k implies a 140% gain — meaningful room to come down on a strong offer.

Recommended offer $939,333 (4.9% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 5% 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. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $973,896
• List price: $987,500
• Delta: 1.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Squiretown Rd	0.60mi	3/2.5	1,266 (+1%)	7mo	$910,000	$719	62
39 Lynncliff Rd	0.44mi	3/2.0	1,112 (-11%)	0mo	$790,000	$710	61
7 Harvard Dr	0.73mi	2/2.0 (-1)	1,228 (-2%)	2mo	$815,000	$664	57
33A Fanning Ave Unit A	0.35mi	3/2.0	1,178 (-6%)	23mo	$780,000	$662	55
4 Holiday Ct	0.52mi	3/2.0	1,097 (-12%)	6mo	$700,000	$638	50
52 Springville Rd	0.61mi	3/2.0	1,322 (+6%)	21mo	$720,000	$545	44
15 Yale Dr	0.72mi	3/2.0	1,200 (-4%)	19mo	$814,000	$678	44
42 Gravel Hill Rd	0.49mi	4/2.0 (+1)	1,340 (+7%)	21mo	$825,000	$616	42
3 Elm St	0.72mi	2/2.0 (-1)	1,200 (-4%)	16mo	$735,000	$613	42
45 Fanning Ave	0.39mi	2/1.5 (-1)	1,086 (-13%)	16mo	$920,000	$847	40
4 Poplar St	0.70mi	2/2.0 (-1)	1,332 (+7%)	22mo	$735,000	$552	33
2 Flocee Ln	0.73mi	3/1.0	1,109 (-11%)	16mo	$800,000	$721	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-23,772
• Equity at exit: $147,239

10-year hold

• IRR: 12.0%
• Equity multiple: 2.14×
• Total profit: $315,838
• Equity at exit: $85,381

Cash invested: $276,500 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 173
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $9,393 medium
• Mortgage (P&I): −$5,179
• Tax from tax record: −$466 /mo · $5,589/yr
• Insurance: −$411
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,973
• Net cashflow: $1,365

Break-even live

Break-even rent $7,666

Max offer price $987,500

Occupancy floor 80%

Sensitivity live

Price	-10% $1,924	-5% $1,644	+0% $1,365	+5% $1,085	+10% $806
Rent	-10% $623	-5% $994	+0% $1,365	+5% $1,736	+10% $2,107
Rate	-1.0pp $1,862	-0.5pp $1,616	base $1,365	+0.5pp $1,109	+1.0pp $849

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: $246,875
• Closing costs: $29,625
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	25d	1	0.51mi
6 Long Ln Hampton Bays, NY	2.0	2.0	1163	$40,000	$34.39	25d	1	0.54mi
40 Kyle Rd Hampton Bays, NY	3.0	2.0	1320	$5,000	$3.79	44d	1	0.59mi
121 Ponquogue Ave Hampton Bays, NY	3.0	3.0	1316	$27,000	$20.52	25d	1	0.62mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	44d	1	0.71mi
3 Debbie Trl Hampton Bays, NY	3.0	2.0	1375	$5,500	$4.00	22d	1	0.74mi
18 Old Riverhead Rd Hampton Bays, NY	3.0	2.0	1056	$13,500	$12.78	25d	1	0.74mi
94 Bay Ave E Hampton Bays, NY	2.0	2.0	1000	$20,000	$20.00	16d	1	0.80mi
111 Fanning Ave Hampton Bays, NY	3.0	2.0	1474	$20,000	$13.57	6d	1	0.84mi
51 Ocean Ave Hampton Bays, NY	3.0	2.0	1200	$5,000	$4.17	44d	1	0.97mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	25d	1	1.00mi
229 Springville Rd Hampton Bays, NY	2.0	2.0	1200	$6,000	$5.00	20d	1	1.01mi
38 Woodridge Rd Hampton Bays, NY	3.0	1.0	1398	$8,000	$5.72	25d	1	1.03mi
3 Foster Ave Hampton Bays, NY	2.0	2.0	1400	$5,000	$3.57	44d	1	1.06mi
6 Lynn Ct Hampton Bays, NY	2.0	2.0	1212	$2,900	$2.39	44d	1	1.23mi
20A Columbine Ave N Hampton Bays, NY	2.0	1.0	1073	$10,000	$9.32	16d	1	1.34mi
25 Gardners Ln Unit A Hampton Bays, NY	2.0	1.5	1000	$3,750	$3.75	25d	1	1.36mi
68 Foster Ave #12 Hampton Bays, NY	2.0	1.5	1125	$18,000	$16.00	44d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $987,500 Active 54 DOM
2. 2026-06-18
   days on market $987,500 Active 51 DOM
3. 2026-06-17
   days on market $987,500 Active 50 DOM
4. 2026-06-16
   days on market $987,500 Active 49 DOM
5. 2026-06-15
   days on market $987,500 Active 48 DOM
6. 2026-06-13
   days on market $987,500 Active 46 DOM
7. 2026-06-13
   days on market $987,500 Active 45 DOM
8. 2026-06-09
   days on market $987,500 Active 42 DOM
9. 2026-06-08
   days on market $987,500 Active 41 DOM
10. 2026-06-07
    days on market $987,500 Active 40 DOM
11. 2026-06-04
    days on market $987,500 Active 37 DOM
12. 2026-06-03
    days on market $987,500 Active 36 DOM
13. 2026-06-02
    days on market $987,500 Active 35 DOM
14. 2026-06-01
    days on market $987,500 Active 34 DOM
15. 2026-05-31
    days on market $987,500 Active 33 DOM
16. 2026-04-28
    listed $987,500 Active 1404-char remark
17. 2004-09-16
    soldstatus $411,000

ⓘ 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: $5,589 · $466/mo
• Projected year-2 tax: $11,139 · $928/mo
• Expected delta: +$5,550/yr (+$462/mo · 99.3%)

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

Taxation est. · year 1

• Rental income: $112,720
• − Mortgage interest: −$55,315
• − Property taxes: −$5,589
• − Insurance: −$4,938
• − Repairs & maintenance: −$9,018
• − Management: −$9,018
• − Depreciation: −$28,727
• Taxable income: $115
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $16,352/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: Hampton Bays Union Free School District
• NCES district ID: 3613530
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $70,274
• Composite: 40.18/100
• National rank: #3788
• State rank: #434 of 590 in NY

Livability — Hampton Bays

• Score: 68/100
• State rank: #551
• US rank: #9894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Bays, NY
• County: Suffolk County · 679,920 people
• City population: 15,819
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,819
• Household income: $133,918
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 199.0

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 (62%)
• Race & ethnicity: White 62% Hispanic / Latino 32% Two or more races 13% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 26% · Canada, Jamaica, Guatemala
• Languages at home: 64% English-only · Spanish 29% Other Indo-European 2% 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: ▼ -118.82%
• Current HPI: 467.2466
• Rent YoY: ▲ 16.07%
• 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

+140.3% since first listed

2 events — show timeline

• 2026-04-28 Listed $987,500 OneKey® MLS as Distributed by MLS Grid
• 2004-09-16 Sold (Public Records) $411,000 Public Records

Property tax history

+1.1%/yr

Latest (2022): $5,589 · +0.0% YoY. Source: county tax records.