147 Sycamore Dr · Springs, NY 11937

$1,795,000

4 bd · 3.0 ba · 2,045 sqft · SingleFamily · 5 Days on market

Built 1988 Est $1840k · at est.

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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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• 1% rule +7.9/10.0
• Schools +5.1/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just moments to some of the most beautiful bay beaches in the Hamptons, this move-in ready home represents a rare caliber of refined living within this price segment. This beautifully updated home offers the perfect blend of modern comfort and Hamptons charm. Step inside and be greeted by a sun-drenched open floor plan, featuring a spacious living area with vaulted ceilings and a cozy fireplace, perfect for relaxing after a long day. The open chef's kitchen with island seating is fully equipped with stainless steel appliances, sleek countertops, and plenty of space to whip up your favorite meals. Also along the main level is an ensuite guest bedroom, a full bathroom, and an addition

Key facts

• Open floor plan
• Island seating
• Cozy fireplace

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• COZY FIREPLACE
• CHEF'S KITCHEN
• ISLAND SEATING
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Home design: Single family home

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $6k ($70k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.79M).

Location & tenants

• Location reads 63/100 on livability (#809 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: housing C-, schools D-, amenities F.
• Springs Union Free School District (town): math 55% / reading 60% proficiency, ranked #239 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $23,138/mo this rent would consume 214% 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 $12k of loan paydown is wiped out by about $54k 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 $503k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $1,795,000

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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.02%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $1,840,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Underwood Dr	0.34mi	4/3.0	2,000 (-2%)	7mo	$1,300,000	$650	74
51 Sherwood Ln	0.57mi	4/3.5	1,750 (-14%)	9mo	$1,575,000	$900	39

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: 9.8%
• Equity multiple: 1.41×
• Total profit: $205,867
• Equity at exit: $267,640

10-year hold

• IRR: 22.8%
• Equity multiple: 3.43×
• Total profit: $1,218,939
• Equity at exit: $155,199

Cash invested: $502,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $23,138 medium
• Mortgage (P&I): −$9,413
• Tax est. 1.5%: −$2,244 /mo · $26,925/yr
• Insurance: −$748
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,859
• Net cashflow: $5,874

Break-even live

Break-even rent $15,702

Max offer price $1,795,000

Occupancy floor 70%

Sensitivity live

Price	-10% $7,114	-5% $6,494	+0% $5,874	+5% $5,254	+10% $4,633
Rent	-10% $4,046	-5% $4,960	+0% $5,874	+5% $6,788	+10% $7,702
Rate	-1.0pp $6,778	-0.5pp $6,330	base $5,874	+0.5pp $5,409	+1.0pp $4,936

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: $448,750
• Closing costs: $53,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Isle of Wight Rd East Hampton, NY	4.0	3.5	2400	$13,000	$5.42	44d	1	0.43mi
104 Waterhole Rd East Hampton, NY	4.0	2.5	2500	$65,000	$26.00	25d	1	0.43mi
89 Isle of Wight Rd East Hampton, NY	3.0	2.5	2600	$6,000	$2.31	19d	1	0.52mi
135 Pembroke Dr East Hampton, NY	4.0	2.0	2000	$30,000	$15.00	25d	1	0.55mi
83 Rutland Rd East Hampton, NY	4.0	3.5	2500	$20,000	$8.00	44d	1	0.62mi
19 Pond Ln East Hampton, NY	3.0	2.0	1500	$85,000	$56.67	44d	1	0.73mi
12 Maidstone Park Rd East Hampton, NY	3.0	3.5	1800	$75,000	$41.67	44d	1	0.74mi
85 Camberly Rd East Hampton, NY	4.0	3.5	1700	$40,000	$23.53	25d	1	0.75mi
197 Hog Creek Rd East Hampton, NY	3.0	2.0	1700	$20,000	$11.76	44d	1	0.79mi
1181 Springs Fireplace Rd East Hampton, NY	3.0	2.0	1600	$75,000	$46.88	44d	1	0.79mi
12 Underwood Dr East Hampton, NY	3.0	2.0	1600	$30,000	$18.75	19d	1	0.80mi
1039 Springs Fireplace Rd East Hampton, NY	3.0	3.0	2500	$85,000	$34.00	44d	1	0.82mi
221 Norfolk Dr East Hampton, NY	5.0	2.0	1500	$30,000	$20.00	44d	1	0.85mi

Listing history 4 events

1. 2026-06-15
   days on market $1,795,000 Coming Soon 5 DOM
2. 2026-06-13
   days on market $1,795,000 Coming Soon 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $1,795,000 Coming Soon 2 DOM

ⓘ 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: $277,651
• − Mortgage interest: −$100,548
• − Property taxes: −$26,925
• − Insurance: −$8,975
• − Repairs & maintenance: −$22,212
• − Management: −$22,212
• − Depreciation: −$52,218
• Taxable income: $44,561
• Est. tax owed @ 24.0%: −$10,695
• After-tax cash flow: $59,792/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: Springs Union Free School District
• NCES district ID: 3627900
• Math proficiency: 55% ▲ 6.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $75,413
• Composite: 51.42/100
• National rank: #1728
• State rank: #239 of 590 in NY

Livability — Springs

• Score: 63/100
• State rank: #809
• US rank: #15666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springs, 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