94 Laurel Dr · Montauk, NY 11954

$3,995,000

5 bd · 5.5 ba · 4,100 sqft · Land · 233 Days on market

Built 2025 0.92 ac lot $974/sqft · 7% above area Est $3723k · 7% over

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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 +5.2/30.0
• Schools +5.1/10.0
• ARV discount +4.2/15.0
• Appreciation +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Just minutes from the heart of Montauk, this new construction home delivers luxury living with room for customization. On a shy acre, this 4,100 +/- sq. ft. home offers 5 bedrooms, 5.5 baths, an attached 3-car garage, and a heated gunite pool. Plans are available to finish the walkout lower level to add 1,983 +/- sq. ft. with a 6th bedroom, full bath, and home theater. Expertly designed for modern coastal living, the residence offers a seamless blend of comfort, style, and understated sophistication. Sunlight fills the open-concept main level, where a spacious great room with a fireplace flows effortlessly into the dining area and a chef's kitchen outfitted with premium appliances, stone countertops, and a casual breakfast nook overlooking the landscaped grounds. A dramatic double-height entry foyer and wide-plank hardwood floors add warmth and architectural interest throughout. The primary suite is a private sanctuary with a spa-like bath and custom walk-in closet, while each of the additional bedrooms is ensuite, providing quiet, luxurious spaces for guests and loved ones. The finished bonus space above the garage further expands living space, making it perfect for a home office or playroom. Outdoors, the property is designed for leisure and privacy. Mature plantings surround the heated gunite pool and expansive sun deck, creating a resort-style setting ideal for summer entertaining. An outdoor shower adds to the relaxed, beach-ready feel. Additional highlights include the potential for a luxurious, finished walkout lower level with home theater, additional bedroom and bath, and large recreation room. Set just minutes from Montauk's world-class beaches, dining, and shops, this gracious home offers a perfect balance of tranquility and convenience - delivering the quintessential East End lifestyle in every season.

Key facts

• Spa-like bath
• Walkout lower level
• Heated gunite pool

Tags

• NEW CONSTRUCTION HOME
• HEATED GUNITE POOL
• WALKOUT LOWER LEVEL
• DOUBLE-HEIGHT ENTRY FOYER
• WIDE-PLANK HARDWOOD FLOORS
• SPA-LIKE BATH

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath land listed at $4.00M.

Deal economics

• At list price, monthly cash flow is $-9k ($-109k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.68M (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.35M (41.3% below list).
• Recommended offer: $2.35M (41.3% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 7.9% in Montauk — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 69/100 on livability (#474 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A; Watch: housing C-, amenities F, commute F.
• Montauk Union Free School District (town): math 50% / reading 60% proficiency, ranked #311 of 755 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $23,468/mo this rent would consume 197% of the median local household income ($143k/yr) (locally 20% 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 (-1.8%/yr); year-one equity from $28k of loan paydown is wiped out by about $71k 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 233 days — a 12% lower offer ($3.52M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $1.05M; list at $4.00M implies a 280% gain — meaningful room to come down on a strong offer.

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 $2,346,838 (41.3% 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 233 days. Have you received any prior offers? Is the seller open to a 41% 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. 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?
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: 0.59% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.73%
• DSCR: 0.57
• GRM: 14.2

CMA / ARV

• ARV (median comp): $3,722,845
• List price: $3,995,000
• Delta: 7.31%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.09×
• Total profit: $-1,016,904
• Equity at exit: $816,607

10-year hold

• IRR: -17.7%
• Equity multiple: -0.29×
• Total profit: $-1,440,460
• Equity at exit: $737,090

Cash invested: $1,118,600 (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 11954

• Home prices YoY: -0.3%
• Active inventory: 39
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $23,468 medium
• Mortgage (P&I): −$20,950
• Tax est. 1.5%: −$4,994 /mo · $59,925/yr
• Insurance: −$1,665
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,928
• Net cashflow: $-9,069

Break-even live

Break-even rent $34,948

Max offer price $2,682,770

Occupancy floor —

Sensitivity live

Price	-10% $-6,308	-5% $-7,688	+0% $-9,069	+5% $-10,449	+10% $-11,829
Rent	-10% $-10,923	-5% $-9,996	+0% $-9,069	+5% $-8,142	+10% $-7,215
Rate	-1.0pp $-7,057	-0.5pp $-8,052	base $-9,069	+0.5pp $-10,104	+1.0pp $-11,157

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: $998,750
• Closing costs: $119,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $3,995,000 Active 233 DOM
2. 2026-06-17
   days on market $3,995,000 Active 232 DOM
3. 2026-06-16
   days on market $3,995,000 Active 231 DOM
4. 2026-06-15
   days on market $3,995,000 Active 230 DOM
5. 2026-06-13
   days on market $3,995,000 Active 228 DOM
6. 2026-06-13
   days on market $3,995,000 Active 227 DOM
7. 2026-06-09
   days on market $3,995,000 Active 224 DOM
8. 2026-06-08
   days on market $3,995,000 Active 223 DOM
9. 2026-06-07
   days on market $3,995,000 Active 222 DOM
10. 2026-06-04
    days on market $3,995,000 Active 219 DOM
11. 2026-06-03
    days on market $3,995,000 Active 218 DOM
12. 2026-06-02
    days on market $3,995,000 Active 217 DOM
13. 2026-06-01
    days on market $3,995,000 Active 216 DOM
14. 2026-05-31
    days on market $3,995,000 Active 215 DOM
15. 2025-11-05
    soldstatus $1,050,000
16. 2025-10-29
    listed $3,995,000 Active
17. 2025-10-29
    historical
18. 2025-10-28
    listed $3,995,000 Active 1845-char remark

    Show marketing remark (1845 chars)

    Just minutes from the heart of Montauk, this new construction home delivers luxury living with room for customization. On a shy acre, this 4,100 +/- sq. ft. home offers 5 bedrooms, 5.5 baths, an attached 3-car garage, and a heated gunite pool. Plans are available to finish the walkout lower level to add 1,983 +/- sq. ft. with a 6th bedroom, full bath, and home theater. Expertly designed for modern coastal living, the residence offers a seamless blend of comfort, style, and understated sophistication. Sunlight fills the open-concept main level, where a spacious great room with a fireplace flows effortlessly into the dining area and a chef's kitchen outfitted with premium appliances, stone countertops, and a casual breakfast nook overlooking the landscaped grounds. A dramatic double-height entry foyer and wide-plank hardwood floors add warmth and architectural interest throughout. The primary suite is a private sanctuary with a spa-like bath and custom walk-in closet, while each of the additional bedrooms is ensuite, providing quiet, luxurious spaces for guests and loved ones. The finished bonus space above the garage further expands living space, making it perfect for a home office or playroom. Outdoors, the property is designed for leisure and privacy. Mature plantings surround the heated gunite pool and expansive sun deck, creating a resort-style setting ideal for summer entertaining. An outdoor shower adds to the relaxed, beach-ready feel. Additional highlights include the potential for a luxurious, finished walkout lower level with home theater, additional bedroom and bath, and large recreation room. Set just minutes from Montauk's world-class beaches, dining, and shops, this gracious home offers a perfect balance of tranquility and convenience - delivering the quintessential East End lifestyle in every season.

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

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 6 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $281,621
• − Mortgage interest: −$223,782
• − Property taxes: −$59,925
• − Insurance: −$19,975
• − Repairs & maintenance: −$22,530
• − Management: −$22,530
• − Depreciation: −$116,218
• Taxable loss: −$183,339
• Est. tax savings @ 24.0%: +$44,001
• After-tax cash flow: $-64,821/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: Montauk Union Free School District
• NCES district ID: 3619710
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $73,702
• Composite: 50.99/100
• National rank: #3831
• State rank: #311 of 755 in NY

Livability — Montauk

• Score: 69/100
• State rank: #474
• US rank: #8373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montauk, NY
• County: Suffolk County · 679,920 people
• City population: 4,223
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 4,223
• Household income: $142,961
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 20.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Italian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -1.78%
• Current HPI: 577.7344
• Rent YoY: —
• 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

-73.7% since first listed

4 events — show timeline

• 2025-11-05 Sold (Public Records) $1,050,000 Public Records
• 2025-10-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Listed $3,995,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Listed $3,995,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $1,136 · +0.0% YoY. Source: county tax records.