278 Hampton St · Sag Harbor, NY 11963

$3,999,999

6 bd · 6.5 ba · 4,500 sqft · SingleFamily · 58 Days on market

Built 2024 0.29 ac lot $889/sqft · 37% below area Est $6376k · 37% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Appreciation +9.6/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Modern Elegance in Sag Harbor Village Discover an exquisite blend of traditional Hamptons elegance and modern craftsmanship in this beautiful new construction located in the renowned Sag Harbor Village and nearby beaches. This 4,500 sqft. brand-new custom home features six bedrooms on three thoughtfully designed levels. Nestled on a serene .30-acre lot, this architectural gem redefines Hamptons living. Step through the grand entrance into an ideal open layout, where soaring double-height ceilings and expansive glass windows and doors bathe the interiors in natural light. A uniquely designed staircase with glass railings makes a striking statement, seamlessly connecting the home’s thoughtfully designed levels. At the heart of the home, the stunning chef’s kitchen boasts Wolf appliances, a Sub-Zero fridge/freezer, and a Bosch dishwasher, complemented by quartz countertops. A separate butler’s pantry with a full-size sink, custom cabinetry, and additional prep space ensures effortless entertaining. The living room features a dramatic wood-burning fireplace with Calacatta marble, creating a warm yet refined ambiance. A wet bar with quartz countertops, and wine fridge enhances the space, perfect for hosting. French doors open to a lovely garden area, and a powder room and en-suite junior suite complete the first level. Retreat upstairs to the primary suite, an oasis of tranquility with vaulted ceilings, custom walk in closets, a stunning bathroom and a private balcony overlooking the pool. This level boasts two additional en-suite bedrooms with ultimate privacy and natural light. As you transition to the finished lower level, you will notice a design that is focused on both relaxation and recreation. Embracing a modern aesthetic; large format porcelain tiles and white marble span the entire floor. Witness two more generous bedrooms, two bathrooms, and an entertainment space with a gas fireplace. No stone was left unturned as this level is complete with a built-in entertainment bar with quartz countertops and wine cooler, as well as a versatile additional space that offers endless possibilities as a gym, office, or playroom with direct access to the yard and pool. Outside, an elegant covered veranda flows seamlessly into the heated Gunite pool, setting the stage for unforgettable gatherings. Designed for all-season enjoyment, this back yard boasts an electric fireplace, ceiling fans, and custom louvre shutters. A BBQ area enhances the outdoor dining experience, while an outdoor shower adds a touch of resort-style luxury. For added flexibility, an oversized detached garage could be converted to a pool house. As an added bonus, the property is equipped with four-zone heating and cooling, and a state-of-the-art security system with Google Nest cameras and thermostats. Do not miss your chance to experience the pinnacle of Hamptons living at this Sag Harbor Village retreat.

Key facts

• New construction
• Private balcony
• Custom home

Tags

• NEW CONSTRUCTION
• CUSTOM HOME
• BUTLER'S PANTRY
• WOOD-BURNING FIREPLACE
• PRIVATE BALCONY
• FINISHED LOWER LEVEL

What this means for you Summary

Snapshot

• This is a 6-bed/6.5-bath single-family listed at $4.00M.

Deal economics

• At list price, monthly cash flow is $-65 ($-777/yr) — negative.
• To cash-flow at today's rent, offer at most $3.99M (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.97M (25.6% below list).
• Recommended offer: $2.97M (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#427 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A; Watch: amenities F, commute F, cost of living F.
• Sag Harbor Union Free School District (suburban): math 54% / reading 70% proficiency, ranked #175 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.8%/yr); 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $29,746/mo this rent would consume 279% of the median local household income ($128k/yr) (locally 95% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $395k of equity ($28k loan paydown + $367k appreciation (9.2% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.2% appreciation + 8.0% rent growth), your $1.12M cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$634k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($3.88M) is reasonable based on typical stale-listing flexibility.
• 3 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 $525k; list at $4.00M implies a 662% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,974,609 (25.6% 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 58 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 0.74% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (median comp): $6,376,167
• List price: $3,999,999
• Delta: -37.27%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Richards Dr	0.46mi	6/7.0	4,500 (0%)	22mo	$4,587,500	$1,019	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.19% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.88×
• Total profit: $2,108,815
• Equity at exit: $3,368,719

10-year hold

• IRR: 22.7%
• Equity multiple: 6.85×
• Total profit: $6,550,708
• Equity at exit: $7,028,615

Cash invested: $1,120,000 (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 11963

• Home prices YoY: 1.9%
• Rents YoY: 10.8%
• Active inventory: 65
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $29,746 medium
• Mortgage (P&I): −$20,976
• Tax from tax record: −$855 /mo · $10,255/yr
• Insurance: −$1,667
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,247
• Net cashflow: $-65

Break-even live

Break-even rent $29,828

Max offer price $3,988,560

Occupancy floor 95%

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: $1,000,000
• Closing costs: $120,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Old Sag Harbor Rd East Hampton, NY	5.0	5.5	4000	$25,000	$6.25	1d	1	0.99mi

Listing history 21 events

1. 2026-06-18
   days on market $3,999,999 Active 58 DOM
2. 2026-06-17
   days on market $3,999,999 Active 57 DOM
3. 2026-06-16
   days on market $3,999,999 Active 56 DOM
4. 2026-06-15
   days on market $3,999,999 Active 55 DOM
5. 2026-06-13
   days on market $3,999,999 Active 53 DOM
6. 2026-06-09
   days on market $3,999,999 Active 49 DOM
7. 2026-06-08
   days on market $3,999,999 Active 48 DOM
8. 2026-06-07
   days on market $3,999,999 Active 47 DOM
9. 2026-06-04
   days on market $3,999,999 Active 44 DOM
10. 2026-06-03
    days on market $3,999,999 Active 43 DOM
11. 2026-06-02
    days on market $3,999,999 Active 42 DOM
12. 2026-06-01
    days on market $3,999,999 Active 41 DOM
13. 2026-05-31
    days on market $3,999,999 Active 40 DOM
14. 2026-04-02
    listed $3,999,999 Active 2936-char remark

    Show marketing remark (2936 chars)

    Modern Elegance in Sag Harbor Village Discover an exquisite blend of traditional Hamptons elegance and modern craftsmanship in this beautiful new construction located in the renowned Sag Harbor Village and nearby beaches. This 4,500 sqft. brand-new custom home features six bedrooms on three thoughtfully designed levels. Nestled on a serene .30-acre lot, this architectural gem redefines Hamptons living. Step through the grand entrance into an ideal open layout, where soaring double-height ceilings and expansive glass windows and doors bathe the interiors in natural light. A uniquely designed staircase with glass railings makes a striking statement, seamlessly connecting the home’s thoughtfully designed levels. At the heart of the home, the stunning chef’s kitchen boasts Wolf appliances, a Sub-Zero fridge/freezer, and a Bosch dishwasher, complemented by quartz countertops. A separate butler’s pantry with a full-size sink, custom cabinetry, and additional prep space ensures effortless entertaining. The living room features a dramatic wood-burning fireplace with Calacatta marble, creating a warm yet refined ambiance. A wet bar with quartz countertops, and wine fridge enhances the space, perfect for hosting. French doors open to a lovely garden area, and a powder room and en-suite junior suite complete the first level. Retreat upstairs to the primary suite, an oasis of tranquility with vaulted ceilings, custom walk in closets, a stunning bathroom and a private balcony overlooking the pool. This level boasts two additional en-suite bedrooms with ultimate privacy and natural light. As you transition to the finished lower level, you will notice a design that is focused on both relaxation and recreation. Embracing a modern aesthetic; large format porcelain tiles and white marble span the entire floor. Witness two more generous bedrooms, two bathrooms, and an entertainment space with a gas fireplace. No stone was left unturned as this level is complete with a built-in entertainment bar with quartz countertops and wine cooler, as well as a versatile additional space that offers endless possibilities as a gym, office, or playroom with direct access to the yard and pool. Outside, an elegant covered veranda flows seamlessly into the heated Gunite pool, setting the stage for unforgettable gatherings. Designed for all-season enjoyment, this back yard boasts an electric fireplace, ceiling fans, and custom louvre shutters. A BBQ area enhances the outdoor dining experience, while an outdoor shower adds a touch of resort-style luxury. For added flexibility, an oversized detached garage could be converted to a pool house. As an added bonus, the property is equipped with four-zone heating and cooling, and a state-of-the-art security system with Google Nest cameras and thermostats. Do not miss your chance to experience the pinnacle of Hamptons living at this Sag Harbor Village retreat.

15. 2025-10-31
    historical
16. 2025-06-24
    listed $3,999,999 Active
17. 2025-03-31
    historical
18. 2025-03-13
    price $3,999,000
19. 2025-02-03
    listed $4,295,000 Active
20. 2023-06-15
    soldstatus $525,000
21. 2022-08-08
    soldstatus $385,000

ⓘ 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: $10,255 · $855/mo
• Projected year-2 tax: $38,928 · $3,244/mo
• Expected delta: +$28,672/yr (+$2,389/mo · 279.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $356,953
• − Mortgage interest: −$224,062
• − Property taxes: −$10,255
• − Insurance: −$20,797
• − Repairs & maintenance: −$28,556
• − Management: −$28,556
• − Depreciation: −$116,364
• Taxable loss: −$71,638
• Est. tax savings @ 24.0%: +$17,193
• After-tax cash flow: $16,416/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: Sag Harbor Union Free School District
• NCES district ID: 3625380
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 70% ▲ 7.00%
• Median HH income: $81,547
• Composite: 55.69/100
• National rank: #1222
• State rank: #175 of 590 in NY

Livability — Sag Harbor

• Score: 70/100
• State rank: #427
• US rank: #7428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sag Harbor, NY
• County: Suffolk County · 679,920 people
• City population: 8,390
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 8,390
• Household income: $127,746
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 95.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 11% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 5% 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: ▲ 9.19%
• Current HPI: 499.3304
• Rent YoY: ▲ 10.76%
• 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

+939.0% since first listed

8 events — show timeline

• 2026-04-02 Listed $3,999,999 OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-24 Listed $3,999,999 OneKey® MLS as Distributed by MLS Grid
• 2025-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-13 Price Changed $3,999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-03 Listed $4,295,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-15 Sold (Public Records) $525,000 Public Records
• 2022-08-08 Sold (Public Records) $385,000 Public Records

Property tax history

+25.8%/yr

Latest (2025): $10,255 · +0.0% YoY. Source: county tax records.