514 Montauk Hwy · East Hampton North, NY 11930

$999,999

2 bd · 2.0 ba · 1,200 sqft · SingleFamily · 56 Days on market

Built 1972 4.07 ac lot $833/sqft · 48% below area Est $1939k · 48% under $908/mo HOA · 4% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.8/10.0
• Appreciation +5.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your charming retreat at Hampton Mews, perfectly situated between East Hampton and Amagansett, just south of the highway for ultimate convenience. This meticulously maintained co-op features 2 bedrooms and 2 full bathrooms, offering a cozy yet spacious living environment ideal for those seeking the quintessential Hamptons lifestyle. Step inside to find a welcoming layout that includes a well-appointed kitchen and a bright living room, perfect for entertaining or relaxing after a day at the beach. The living area seamlessly flows out to a covered deck, where you can enjoy your morning coffee or unwind in the evening, all while taking in the serene surroundings. The grounds of Hamp

Key facts

• Covered deck
• Ground floor access
• 4.07 acre lot

Tags

• WELL APPOINTED KITCHEN
• COVERED DECK
• BEAUTIFULLY MAINTAINED GROUNDS
• DELIGHTFUL SWIMMING POOL
• GROUND FLOOR ACCESS

Property features AI

Finance

• HOA & community: Homeowners association present; Monthly association fee of $908; Association fees include grounds care

Exterior

• Parking: No carport; No designated parking features listed
• Utilities: Public sewer; Electricity connected; Cable available
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Private pool; Not waterfront

Interior

• Kitchen: Oven; Range
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: First-floor bedroom; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $1000k.

Deal economics

• At list price, monthly cash flow is $9k ($106k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1000k).
• Recommended offer: $970k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,013 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• East Hampton Union Free School District (town): math 62% / reading 66% proficiency, ranked #159 of 590 in NY (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John M Marshall Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 548 students, 51% FRL); East Hampton Middle School (math 39% / reading 60%, grade C, #280 of 729 statewide, top 40%, 265 students, 42% FRL); East Hampton High School (math 94% / reading 98%, grade A+, #71 of 1,100 statewide, top 7%, 1,015 students, 40% FRL) — zoned schools average 44% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $21,113/mo this rent would consume 206% of the median local household income ($123k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($7k loan paydown + $13k appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $280k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($970k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $969,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.11% ✓
• Cap rate: 16.93%
• Cash-on-cash: 37.97%
• DSCR: 2.69
• GRM: 3.9

CMA / ARV

• ARV (median comp): $1,938,674
• List price: $999,999
• Delta: -48.42%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

1.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.9%
• Equity multiple: 3.13×
• Total profit: $596,369
• Equity at exit: $354,635

10-year hold

• IRR: 42.6%
• Equity multiple: 6.19×
• Total profit: $1,452,829
• Equity at exit: $481,699

Cash invested: $280,000 (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 11930

• Home prices YoY: 0.2%
• Active inventory: 20
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $21,113 medium
• Mortgage (P&I): −$5,244
• Tax est. 1.5%: −$1,250 /mo · $15,000/yr
• Insurance: −$417
• HOA: −$908
• Vacancy / Maint / Mgmt: −$4,434
• Net cashflow: $8,861

Break-even live

Break-even rent $9,897

Max offer price $999,999

Occupancy floor 53%

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $908 · $10,896/yr
• Likely covers: landscaping

Listing history 15 events

1. 2026-06-18
   days on market $999,999 Active 56 DOM
2. 2026-06-17
   days on market $999,999 Active 55 DOM
3. 2026-06-16
   days on market $999,999 Active 54 DOM
4. 2026-06-15
   days on market $999,999 Active 53 DOM
5. 2026-06-13
   days on market $999,999 Active 51 DOM
6. 2026-06-13
   days on market $999,999 Active 50 DOM
7. 2026-06-09
   days on market $999,999 Active 47 DOM
8. 2026-06-08
   days on market $999,999 Active 46 DOM
9. 2026-06-07
   days on market $999,999 Active 45 DOM
10. 2026-06-04
    days on market $999,999 Active 42 DOM
11. 2026-06-03
    days on market $999,999 Active 41 DOM
12. 2026-06-02
    days on market $999,999 Active 40 DOM
13. 2026-06-01
    days on market $999,999 Active 39 DOM
14. 2026-05-31
    days on market $999,999 Active 38 DOM
15. 2026-04-06
    listed $999,999 Active 1283-char remark

ⓘ 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 5/10 Major 7 d/yr ≥89°F today · 20 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: $253,357
• − Mortgage interest: −$56,015
• − Property taxes: −$15,000
• − Insurance: −$5,000
• − Repairs & maintenance: −$20,269
• − Management: −$20,269
• − HOA: −$10,896
• − Depreciation: −$29,091
• Taxable income: $96,818
• Est. tax owed @ 24.0%: −$23,236
• After-tax cash flow: $83,091/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: East Hampton Union Free School District
• NCES district ID: 3609660
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $86,309
• Composite: 57.85/100
• National rank: #1046
• State rank: #159 of 590 in NY

Livability — East Hampton North

• Score: 59/100
• State rank: #1013
• US rank: #19706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hampton North, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 842
• Household income: $123,257
• Rent vs Own: 17.4% rent · 82.6% 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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 10% Slovene 5% Romanian 3%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% Other Indo-European 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: ▲ 1.25%
• Current HPI: 541.254
• 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

1 event — show timeline

• 2026-04-06 Listed $999,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2025): $92,353 · +0.0% YoY. Source: county tax records.