145 Sea Farm Ln · Bridgehampton, NY 11932

$3,495,000

4 bd · 3.0 ba · 2,147 sqft · SingleFamily public records · 80 Days on market

Built 1999 0.45 ac lot $1628/sqft · 40% above area Est $2504k · 40% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Bridgehampton Perfection With Gunite Pool and Community Tennis Moments from the heart of Bridgehampton Village's restaurants, shops, and ocean beaches, this 4-bedroom, 4-bath turnkey traditional is located on a highly desirable, quiet cul-de-sac with community tennis. The lush and private back yard features extensive landscaping, gunite pool with automatic retractable pool cover, outdoor kitchen and shower, and a fabulous, covered porch with Phantom electric screened siding and a new infrared heat system for al fresco dining and entertaining. This enchanting home is the perfect summer or year-round retreat. Enter a light-filled double-height foyer and living room with a wood-burning fireplace. A separate dining area is the perfect gathering place for friends and loved ones. The home's large gourmet kitchen features double ovens, Sub-Zero fridge, Wolf cooktop, Bosch dishwasher and a large island with two wine coolers. The first floor also has a guest bedroom, full bath, and laundry room. The second level features a large primary suite with a luxurious en-suite bath and two well-sized guest rooms which share a marble bath. The home's lower level boasts a den/media room and gym with full bath. The home has been upgraded and employs the latest "Smart Home" technology with HVAC, pool heater, audio, lights, and more, all controlled on a central app. If you've dreamed of a Hamptons home, centrally located with full amenities, this renovated beauty is for you.

Key facts

• Covered porch
• Gunite pool
• Gourmet kitchen

Tags

• GUNITE POOL
• COMMUNITY TENNIS
• OUTDOOR KITCHEN
• COVERED PORCH
• INFRARED HEAT SYSTEM
• GOURMET KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $3.50M.

Deal economics

• At list price, monthly cash flow is $14k ($173k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($49k rent vs $3.50M).
• Recommended offer: $3.29M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#874 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools B; Watch: amenities F, commute F, cost of living F.
• Bridgehampton Union Free School District (rural): math 50% / reading 40% proficiency, ranked #511 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $48,793/mo this rent would consume 337% of the median local household income ($174k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $374k of equity ($24k loan paydown + $350k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $979k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$601k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($3.29M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $2.35M; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $3,285,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $2,504,190
• List price: $3,495,000
• Delta: 39.57%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Caldwell Rd	0.45mi	4/2.5	2,400 (+12%)	22mo	$2,600,000	$1,083	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.88×
• Total profit: $2,820,923
• Equity at exit: $3,148,573

10-year hold

• IRR: 32.2%
• Equity multiple: 8.75×
• Total profit: $7,587,718
• Equity at exit: $6,790,016

Cash invested: $978,600 (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 11932

• Home prices YoY: 2.9%
• Active inventory: 24
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $48,793 medium
• Mortgage (P&I): −$18,328
• Tax est. 1.5%: −$4,369 /mo · $52,425/yr
• Insurance: −$1,456
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,247
• Net cashflow: $14,393

Break-even live

Break-even rent $30,574

Max offer price $3,495,000

Occupancy floor 66%

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: $873,750
• Closing costs: $104,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Sea Farm Ln Bridgehampton, NY	4.0	3.0	2200	$25,000	$11.36	43d	1	0.23mi
21 Birchwood Ln Bridgehampton, NY	4.0	3.5	2400	$50,000	$20.83	22d	1	0.42mi
43 Robin Dr Bridgehampton, NY	3.0	2.0	2200	$40,000	$18.18	43d	1	0.59mi

Listing history 19 events

1. 2026-06-18
   days on market $3,495,000 Active 80 DOM
2. 2026-06-17
   days on market $3,495,000 Active 79 DOM
3. 2026-06-16
   days on market $3,495,000 Active 78 DOM
4. 2026-06-15
   days on market $3,495,000 Active 77 DOM
5. 2026-06-13
   days on market $3,495,000 Active 75 DOM
6. 2026-06-09
   days on market $3,495,000 Active 71 DOM
7. 2026-06-08
   days on market $3,495,000 Active 70 DOM
8. 2026-06-07
   days on market $3,495,000 Active 69 DOM
9. 2026-06-04
   days on market $3,495,000 Active 66 DOM
10. 2026-06-03
    days on market $3,495,000 Active 65 DOM
11. 2026-06-02
    days on market $3,495,000 Active 64 DOM
12. 2026-06-01
    days on market $3,495,000 Active 63 DOM
13. 2026-05-31
    days on market $3,495,000 Active 62 DOM
14. 2026-03-30
    listed $3,495,000 Active 1486-char remark

    Show marketing remark (1486 chars)

    Bridgehampton Perfection With Gunite Pool and Community Tennis Moments from the heart of Bridgehampton Village's restaurants, shops, and ocean beaches, this 4-bedroom, 4-bath turnkey traditional is located on a highly desirable, quiet cul-de-sac with community tennis. The lush and private back yard features extensive landscaping, gunite pool with automatic retractable pool cover, outdoor kitchen and shower, and a fabulous, covered porch with Phantom electric screened siding and a new infrared heat system for al fresco dining and entertaining. This enchanting home is the perfect summer or year-round retreat. Enter a light-filled double-height foyer and living room with a wood-burning fireplace. A separate dining area is the perfect gathering place for friends and loved ones. The home's large gourmet kitchen features double ovens, Sub-Zero fridge, Wolf cooktop, Bosch dishwasher and a large island with two wine coolers. The first floor also has a guest bedroom, full bath, and laundry room. The second level features a large primary suite with a luxurious en-suite bath and two well-sized guest rooms which share a marble bath. The home's lower level boasts a den/media room and gym with full bath. The home has been upgraded and employs the latest "Smart Home" technology with HVAC, pool heater, audio, lights, and more, all controlled on a central app. If you've dreamed of a Hamptons home, centrally located with full amenities, this renovated beauty is for you.

15. 2021-03-25
    soldstatus $2,350,000
16. 2021-03-04
    soldstatus $2,350,000
17. 2013-01-09
    soldstatus $1,400,000
18. 2010-06-23
    soldstatus $988,000
19. 2001-07-20
    soldstatus $525,000

ⓘ 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 1/10 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: $585,516
• − Mortgage interest: −$195,774
• − Property taxes: −$52,425
• − Insurance: −$17,475
• − Repairs & maintenance: −$46,841
• − Management: −$46,841
• − Depreciation: −$101,673
• Taxable income: $124,486
• Est. tax owed @ 24.0%: −$29,877
• After-tax cash flow: $142,843/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: Bridgehampton Union Free School District
• NCES district ID: 3605370
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $69,915
• Composite: 42.79/100
• National rank: #6761
• State rank: #511 of 755 in NY

Livability — Bridgehampton

• Score: 62/100
• State rank: #874
• US rank: #16891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgehampton, NY
• County: Suffolk County · 679,920 people
• City population: 725
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 725
• Household income: $173,672
• Rent vs Own: 10.7% rent · 89.3% own

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Black 10% Two or more races 6%
• Hispanic origin (detail): Mexican 12% Dominican 10%
• Common ancestry: Italian 5% Romanian 3% Scotch-Irish 3%
• Foreign-born: 32% · Canada, China
• Languages at home: 71% English-only · Spanish 17% Russian/Polish/Slavic 6% French/Haitian/Cajun 6%

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: ▲ 15.37%
• Current HPI: 546.5294
• 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

+565.7% since first listed

6 events — show timeline

• 2026-03-30 Listed $3,495,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-25 Sold (Public Records) $2,350,000 Public Records
• 2021-03-04 Sold (Public Records) $2,350,000 Public Records
• 2013-01-09 Sold (Public Records) $1,400,000 Public Records
• 2010-06-23 Sold (Public Records) $988,000 Public Records
• 2001-07-20 Sold (Public Records) $525,000 Public Records

Property tax history

+5.2%/yr

Latest (2024): $6,748 · +0.0% YoY. Source: county tax records.