70 Fanning Ave · Hampton Bays, NY 11946

$949,900

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 236 Days on market

Built 1991 0.28 ac lot $638/sqft · at area comps Est $972k · 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 +22.9/30.0
• ARV discount +8.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the best of coastal living in this beautifully updated Hampton Bays home, ideally located close to beaches, renowned restaurants, and boutique shopping. This inviting property blends comfort, style, and functionality, offering the perfect setting for year-round living or a luxurious weekend escape. Enjoy a brand-new kitchen with modern finishes and high-end appliances, perfect for cooking and entertaining. Outside, the private, fenced-in grounds feature a relaxing outdoor hot tub and a spacious pavilion behind the detached garage—ideal for gatherings or quiet evenings under the stars. With plenty of room to add a pool, this property offers endless possibilities to create your own Hamptons oasis. Don’t miss this exclusive opportunity to own a turnkey retreat in one of the most desirable Hampton Bays location!

Key facts

• Room to add pool
• Spacious pavilion
• Outdoor hot tub

Tags

• UPDATED KITCHEN
• PRIVATE FENCED GROUNDS
• OUTDOOR HOT TUB
• SPACIOUS PAVILION
• ROOM TO ADD POOL
• TURNKEY RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $950k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $950k).
• Recommended offer: $836k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.4% in Hampton Bays — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: Rents rising fast (+16.1%/yr); 172 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $9,534/mo this rent would consume 85% 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 $28k 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 $266k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($836k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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 $110k; list at $950k implies a 764% 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 $835,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $971,633
• List price: $949,900
• Delta: -2.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Gravel Hill Rd	0.21mi	3/2.0	1,500 (+1%)	8mo	$765,000	$510	83
4 Bay View Dr W	0.40mi	3/2.0	1,600 (+8%)	9mo	$1,070,000	$669	61
42 Gravel Hill Rd	0.08mi	4/2.0 (+1)	1,340 (-10%)	21mo	$825,000	$616	57
25 Lynncliff Rd	0.58mi	3/2.5	1,530 (+3%)	15mo	$825,100	$539	54
10 Tramposh Ln	0.44mi	2/2.0 (-1)	1,400 (-6%)	14mo	$710,000	$507	53
79 School St	0.49mi	3/2.0	1,700 (+14%)	1mo	$900,000	$529	53
15 Holzman Dr	0.66mi	3/2.0	1,400 (-6%)	8mo	$796,000	$569	52
4A Last	0.71mi	3/2.5	1,623 (+9%)	8mo	$2,400,000	$1,479	43
50 School St	0.52mi	3/2.0	1,674 (+12%)	15mo	$850,000	$508	42
11 Staller Blvd	0.69mi	4/2.5 (+1)	1,626 (+9%)	12mo	$998,000	$614	35
6 Westerly Ct	0.69mi	3/1.0	1,276 (-14%)	6mo	$755,000	$592	35

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,935
• Equity at exit: $141,633

10-year hold

• IRR: 14.1%
• Equity multiple: 2.38×
• Total profit: $366,041
• Equity at exit: $82,130

Cash invested: $265,972 (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: 172
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $9,534 medium
• Mortgage (P&I): −$4,981
• Tax from tax record: −$494 /mo · $5,930/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,002
• Net cashflow: $1,660

Break-even live

Break-even rent $7,432

Max offer price $949,900

Occupancy floor 78%

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: $237,475
• Closing costs: $28,497
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Fanning Ave Hampton Bays, NY	3.0	2.0	1474	$20,000	$13.57	5d	1	0.31mi
37 Maryland Blvd Hampton Bays, NY	2.0	2.0	1640	$20,000	$12.20	43d	1	0.37mi
3 Debbie Trl Hampton Bays, NY	3.0	2.0	1375	$5,500	$4.00	20d	1	0.40mi
18 Old Riverhead Rd Hampton Bays, NY	3.0	2.0	1056	$13,500	$12.78	24d	1	0.47mi
5 Ardmore Ct Hampton Bays, NY	3.0	2.0	1800	$28,000	$15.56	18d	1	0.51mi
47 School St Hampton Bays, NY	4.0	3.0	1700	$25,000	$14.71	43d	1	0.52mi
18 Maryland Blvd Unit 1429741P Hampton Bays, NY	3.0	3.0	1732	$7,445	$4.30	1d	1	0.56mi
60 Lynncliff Rd Hampton Bays, NY	3.0	2.0	1536	$27,000	$17.58	43d	1	0.62mi
6 Long Ln Hampton Bays, NY	2.0	2.0	1163	$40,000	$34.39	24d	1	0.68mi
40 Kyle Rd Hampton Bays, NY	3.0	2.0	1320	$5,000	$3.79	43d	1	0.75mi
38 Woodridge Rd Hampton Bays, NY	3.0	1.0	1398	$8,000	$5.72	24d	1	0.77mi
41 Cormorant Dr Hampton Bays, NY	3.0	2.5	1874	$25,000	$13.34	18d	1	0.91mi
121 Ponquogue Ave Hampton Bays, NY	3.0	3.0	1316	$27,000	$20.52	24d	1	0.97mi
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	24d	1	1.02mi
10 Columbine Ave N Hampton Bays, NY	4.0	2.0	1560	$45,000	$28.85	24d	1	1.03mi
6 Lynn Ct Hampton Bays, NY	2.0	2.0	1212	$2,900	$2.39	43d	1	1.07mi
94 Bay Ave E Hampton Bays, NY	2.0	2.0	1000	$20,000	$20.00	15d	1	1.09mi
20A Columbine Ave N Hampton Bays, NY	2.0	1.0	1073	$10,000	$9.32	14d	1	1.12mi
7 Huckleberry Ln Hampton Bays, NY	4.0	2.5	1608	$5,600	$3.48	18d	1	1.17mi
3 Foster Ave Hampton Bays, NY	2.0	2.0	1400	$5,000	$3.57	43d	1	1.17mi
12 Ridge Ln Hampton Bays, NY	2.0	1.0	900	$20,000	$22.22	43d	1	1.18mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	43d	1	1.22mi
3 Windmill Ln Hampton Bays, NY	3.0	2.0	997	$5,000	$5.02	5d	1	1.27mi
21 Hillover Rd E Hampton Bays, NY	3.0	2.0	1150	$34,000	$29.57	43d	1	1.40mi
229 Springville Rd Hampton Bays, NY	2.0	2.0	1200	$6,000	$5.00	18d	1	1.42mi
51 Ocean Ave Hampton Bays, NY	3.0	2.0	1200	$5,000	$4.17	43d	1	1.49mi
16 Peconic Rd Hampton Bays, NY	3.0	2.5	1615	$24,000	$14.86	24d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $949,900 Active 236 DOM
2. 2026-06-17
   days on market $949,900 Active 235 DOM
3. 2026-06-16
   days on market $949,900 Active 234 DOM
4. 2026-06-15
   days on market $949,900 Active 233 DOM
5. 2026-06-13
   days on market $949,900 Active 231 DOM
6. 2026-06-13
   days on market $949,900 Active 230 DOM
7. 2026-06-09
   days on market $949,900 Active 227 DOM
8. 2026-06-08
   days on market $949,900 Active 226 DOM
9. 2026-06-07
   days on market $949,900 Active 225 DOM
10. 2026-06-04
    days on market $949,900 Active 222 DOM
11. 2026-06-03
    days on market $949,900 Active 221 DOM
12. 2026-06-02
    days on market $949,900 Active 220 DOM
13. 2026-06-01
    days on market $949,900 Active 219 DOM
14. 2026-05-31
    days on market $949,900 Active 218 DOM
15. 2026-04-26
    status Active 842-char remark

    Show marketing remark (842 chars)

    Experience the best of coastal living in this beautifully updated Hampton Bays home, ideally located close to beaches, renowned restaurants, and boutique shopping. This inviting property blends comfort, style, and functionality, offering the perfect setting for year-round living or a luxurious weekend escape. Enjoy a brand-new kitchen with modern finishes and high-end appliances, perfect for cooking and entertaining. Outside, the private, fenced-in grounds feature a relaxing outdoor hot tub and a spacious pavilion behind the detached garage—ideal for gatherings or quiet evenings under the stars. With plenty of room to add a pool, this property offers endless possibilities to create your own Hamptons oasis. Don’t miss this exclusive opportunity to own a turnkey retreat in one of the most desirable Hampton Bays location!

16. 2026-04-25
    historical 842-char remark

    Show marketing remark (842 chars)

    Experience the best of coastal living in this beautifully updated Hampton Bays home, ideally located close to beaches, renowned restaurants, and boutique shopping. This inviting property blends comfort, style, and functionality, offering the perfect setting for year-round living or a luxurious weekend escape. Enjoy a brand-new kitchen with modern finishes and high-end appliances, perfect for cooking and entertaining. Outside, the private, fenced-in grounds feature a relaxing outdoor hot tub and a spacious pavilion behind the detached garage—ideal for gatherings or quiet evenings under the stars. With plenty of room to add a pool, this property offers endless possibilities to create your own Hamptons oasis. Don’t miss this exclusive opportunity to own a turnkey retreat in one of the most desirable Hampton Bays location!

17. 2026-04-13
    price $949,900 842-char remark

    Show marketing remark (842 chars)

    Experience the best of coastal living in this beautifully updated Hampton Bays home, ideally located close to beaches, renowned restaurants, and boutique shopping. This inviting property blends comfort, style, and functionality, offering the perfect setting for year-round living or a luxurious weekend escape. Enjoy a brand-new kitchen with modern finishes and high-end appliances, perfect for cooking and entertaining. Outside, the private, fenced-in grounds feature a relaxing outdoor hot tub and a spacious pavilion behind the detached garage—ideal for gatherings or quiet evenings under the stars. With plenty of room to add a pool, this property offers endless possibilities to create your own Hamptons oasis. Don’t miss this exclusive opportunity to own a turnkey retreat in one of the most desirable Hampton Bays location!

18. 2025-10-24
    listed $999,000 Active 842-char remark

    Show marketing remark (842 chars)

    Experience the best of coastal living in this beautifully updated Hampton Bays home, ideally located close to beaches, renowned restaurants, and boutique shopping. This inviting property blends comfort, style, and functionality, offering the perfect setting for year-round living or a luxurious weekend escape. Enjoy a brand-new kitchen with modern finishes and high-end appliances, perfect for cooking and entertaining. Outside, the private, fenced-in grounds feature a relaxing outdoor hot tub and a spacious pavilion behind the detached garage—ideal for gatherings or quiet evenings under the stars. With plenty of room to add a pool, this property offers endless possibilities to create your own Hamptons oasis. Don’t miss this exclusive opportunity to own a turnkey retreat in one of the most desirable Hampton Bays location!

19. 2015-11-14
    historical
20. 2015-07-25
    listed $439,000
21. 1994-06-23
    soldstatus $110,000
22. 1987-05-26
    soldstatus $127,500

ⓘ 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: $5,930 · $494/mo
• Projected year-2 tax: $10,992 · $916/mo
• Expected delta: +$5,062/yr (+$422/mo · 85.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 21 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: $114,408
• − Mortgage interest: −$53,209
• − Property taxes: −$5,930
• − Insurance: −$4,750
• − Repairs & maintenance: −$9,153
• − Management: −$9,153
• − Depreciation: −$27,633
• Taxable income: $4,580
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $18,827/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

+645.0% since first listed

8 events — show timeline

• 2026-04-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $949,900 OneKey® MLS as Distributed by MLS Grid
• 2025-10-24 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2015-11-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-07-25 Listed $439,000 OneKey® MLS as Distributed by MLS Grid
• 1994-06-23 Sold (Public Records) $110,000 Public Records
• 1987-05-26 Sold (Public Records) $127,500 Public Records

Property tax history

+1.5%/yr

Latest (2024): $5,930 · +0.0% YoY. Source: county tax records.