6 Ocean View Pkwy · North Sea, NY 11968

$3,445,000

5 bd · 5.5 ba · 3,651 sqft · SingleFamily public records · 759 Days on market

Built 2008 1.70 ac lot Est $2687k · 28% over

---

Why this score? — see what drove the F 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 +11.3/30.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• DSCR +3.3/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Gorgeous in Southampton Secluded and amenity-filled, this Southampton property features an expansive 5,500+/- sf of immaculate interior living space across 3 stories and multiple indoor and outdoor entertaining areas. This home has it all, from sprawling lush grounds to a luxurious, 6 bedrooms and 5.5 baths are well-appointed and drenched in natural light. The great room showcases a living room with a double-height, floor-to-ceiling stacked stone fireplace flanked by walls of windows and a professionally-equipped kitchen with breakfast area. A formal dining, den, powder room, laundry room and spacious principal bedroom complete the first floor. Both the kitchen and living room offer conveni

Key facts

• 1.7 acre lot
• 3 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath single-family listed at $3.44M.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $3.22M (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.39M (30.6% below list).
• Recommended offer: $2.39M (30.6% below list) — sets the bar for 1% rule.

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-, amenities F, commute 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.
• Zoned schools: Southampton High School (math 98%, 595 students, 48% FRL) — zoned schools average 48% FRL vs 30% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+14.6%/yr); 95 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $23,916/mo this rent would consume 184% 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 $24k of loan paydown is wiped out by about $103k 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.

Negotiation context

• It's been on market 759 days — a 12% lower offer ($3.03M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask is 17125% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $2,391,639 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 759 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $2,687,136
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Dorset Rd	0.63mi	4/5.0 (-1)	3,358 (-8%)	10mo	$2,471,800	$736	42

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: -14.3%
• Equity multiple: 0.47×
• Total profit: $-513,362
• Equity at exit: $513,661

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $18,028
• Equity at exit: $297,861

Cash invested: $964,600 (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 11968

• Home prices YoY: -28.6%
• Rents YoY: 14.6%
• Active inventory: 95
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $23,916 medium
• Mortgage (P&I): −$18,066
• Tax from tax record: −$643 /mo · $7,713/yr
• Insurance: −$1,435
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,022
• Net cashflow: $-1,250

Break-even live

Break-even rent $25,499

Max offer price $3,224,147

Occupancy floor —

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: $861,250
• Closing costs: $103,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Middle Line Hwy Southampton, NY	4.0	4.5	3000	$80,000	$26.67	21d	1	0.57mi
1646 Noyack Rd Southampton, NY	4.0	3.0	2458	$40,000	$16.27	21d	1	0.74mi
779 Noyack Rd Southampton, NY	6.0	7.5	4653	$45,000	$9.67	43d	1	0.93mi
17 Bayview Rd Southampton, NY	4.0	3.5	3112	$55,000	$17.67	21d	1	0.98mi
624 Noyack Rd Southampton, NY	5.0	3.0	2600	$6,000	$2.31	43d	1	1.23mi
62 Waters Edge Rd Southampton, NY	4.0	3.0	3100	$20,000	$6.45	11d	1	1.41mi

Listing history 27 events

1. 2026-02-03
   historical $20,000
2. 2026-02-03
   status Pending
3. 2025-12-29
   price $3,445,000
4. 2025-10-04
   status Active
5. 2025-10-03
   historical
6. 2025-08-01
   listed $20,000
7. 2025-06-26
   historical $20,000
8. 2025-04-14
   price $3,695,000
9. 2025-01-10
   price $3,995,000
10. 2024-11-26
    listed $20,000
11. 2024-11-26
    historical $20,000
12. 2024-09-03
    listed $20,000
13. 2024-08-22
    historical $22,000
14. 2024-08-12
    price $4,175,000
15. 2024-05-10
    price $22,000
16. 2024-05-02
    price $4,295,000
17. 2024-04-23
    price $30,000
18. 2024-02-27
    price $80,000
19. 2024-01-05
    listed $4,395,000 Active
20. 2023-11-17
    listed
21. 2022-09-02
    soldstatus $3,795,000
22. 2019-10-15
    historical
23. 2019-04-14
    listed $2,600,000 New
24. 2006-11-22
    soldstatus $1,725,765
25. 2006-10-06
    soldstatus $37,500
26. 2005-07-21
    soldstatus $470,000
27. 1999-03-15
    soldstatus $1,500

ⓘ 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: $7,713 · $643/mo
• Projected year-2 tax: $32,967 · $2,747/mo
• Expected delta: +$25,254/yr (+$2,104/mo · 327.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $286,997
• − Mortgage interest: −$192,974
• − Property taxes: −$7,713
• − Insurance: −$17,225
• − Repairs & maintenance: −$22,960
• − Management: −$22,960
• − Depreciation: −$100,218
• Taxable loss: −$77,053
• Est. tax savings @ 24.0%: +$18,493
• After-tax cash flow: $3,490/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

+1233.3% since first listed

27 events — show timeline

• 2026-02-03 Rental Removed $20,000 ONEKEY
• 2026-02-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $3,445,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-01 Listed for Rent $20,000 ONEKEY
• 2025-06-26 Rental Removed $20,000 ONEKEY
• 2025-04-14 Price Changed $3,695,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-10 Price Changed $3,995,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-26 Listed for Rent $20,000 ONEKEY
• 2024-11-26 Rental Removed $20,000 ONEKEY
• 2024-09-03 Listed for Rent $20,000 ONEKEY
• 2024-08-22 Rental Removed $22,000 ONEKEY
• 2024-08-12 Price Changed $4,175,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-10 Price Changed $22,000 ONEKEY
• 2024-05-02 Price Changed $4,295,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-23 Price Changed $30,000 ONEKEY
• 2024-02-27 Price Changed $80,000 ONEKEY
• 2024-01-05 Listed $4,395,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-17 Listed for Rent — ONEKEY
• 2022-09-02 Sold (Public Records) $3,795,000 Public Records
• 2019-10-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-04-14 Listed $2,600,000 OneKey® MLS as Distributed by MLS Grid
• 2006-11-22 Sold (Public Records) $1,725,765 Public Records
• 2006-10-06 Sold (Public Records) $37,500 Public Records
• 2005-07-21 Sold (Public Records) $470,000 Public Records
• 1999-03-15 Sold (Public Records) $1,500 Public Records

Property tax history

+0.7%/yr

Latest (2022): $7,713 · +0.0% YoY. Source: county tax records.