130 Tasker Ln · Greenport West, NY 11944

$1,175,000

4 bd · 2.0 ba · 2,400 sqft · SingleFamily · 107 Days on market

Built 1966 Good condition 0.34 ac lot $490/sqft · 26% below area Est $1.578M · 26% under $13/mo HOA

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming cape, a true gem with its private beach and inviting swimming pool. This sweet home features 4 bedrooms and 2 full baths, combining easy living and casual comfort . Spacious, sunlit rooms provide ample living space for relaxation and entertaining. Cozy up by the fireplace in the living room, or retreat to the den for a quiet evening with a book or movie. The open-concept kitchen seamlessly connects to the living room. Large bedrooms, convenient first-floor laundry and home office complete the interior.

Key facts

• Open-concept kitchen
• Private beach
• Swimming pool

Tags

• PRIVATE BEACH
• SWIMMING POOL
• OPEN-CONCEPT KITCHEN
• FIRST-FLOOR LAUNDRY
• HOME OFFICE
• INGROUND POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.18M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.18M).
• Recommended offer: $1.07M (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 8.0% in Greenport West — 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 58/100 on livability (#1,073 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Greenport Union Free School District (town): math 55% / reading 45% proficiency, ranked #450 of 755 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greenport Elementary School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 339 students, 61% FRL); Greenport High School (math 52% / reading 54%, grade C-, #934 of 1,100 statewide, top 86%, 356 students, 63% FRL).
• Market conditions: 74 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $18,251/mo this rent would consume 274% of the median local household income ($80k/yr) (locally 21% 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 $8k of loan paydown is wiped out by about $35k 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 + 3.0% rent growth), your $329k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $200k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $1.18M implies a 739% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,069,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.27%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

• ARV (median comp): $1,578,260
• List price: $1,175,000
• Delta: -25.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Main St	0.31mi	3/2.0 (-1)	2,363 (-2%)	8mo	$1,200,000	$508	71
155 Bridge St	0.43mi	5/3.5 (+1)	2,400 (0%)	4mo	$1,470,000	$613	66
2515 Sound Dr	0.43mi	3/1.5 (-1)	2,290 (-5%)	10mo	$1,550,000	$677	57
675 Champlin Pl	0.43mi	4/2.5	2,650 (+10%)	12mo	$2,200,000	$830	51
529 2nd St	0.69mi	3/1.5 (-1)	2,200 (-8%)	12mo	$1,100,000	$500	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.76×
• Total profit: $250,697
• Equity at exit: $175,196

10-year hold

• IRR: 27.1%
• Equity multiple: 3.39×
• Total profit: $785,977
• Equity at exit: $101,593

Cash invested: $329,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 7 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $2,050,000 ($793/sqft)
• Median days on market: 179 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -17.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11944

• Home prices YoY: -23.7%
• Active inventory: 74
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $18,251 medium
• Mortgage (P&I): −$6,162
• Tax from tax record: −$827 /mo · $9,920/yr
• Insurance: −$490
• HOA: −$13
• Vacancy / Maint / Mgmt: −$3,833
• Net cashflow: $6,927

Break-even live

Break-even rent $9,482

Max offer price $1,175,000

Occupancy floor 57%

Sensitivity live

Price	-10% $7,593	-5% $7,260	+0% $6,927	+5% $6,595	+10% $6,262
Rent	-10% $5,486	-5% $6,206	+0% $6,927	+5% $7,648	+10% $8,369
Rate	-1.0pp $7,519	-0.5pp $7,226	base $6,927	+0.5pp $6,623	+1.0pp $6,313

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: $293,750
• Closing costs: $35,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 Sutton Pl Greenport, NY	4.0	2.5	2026	$20,000	$9.87	93d	1	0.02mi
312 5th Ave Greenport, NY	4.0	2.0	1900	$12,000	$6.32	93d	1	0.86mi
64230 North Rd Greenport, NY	4.0	3.0	2800	$6,500	$2.32	93d	1	0.91mi
1510 Maple Ln Greenport, NY	4.0	3.5	2000	$8,000	$4.00	30d	1	1.14mi
306 6th St Greenport, NY	3.0	2.0	2000	$16,000	$8.00	5d	1	1.26mi
172 5th St Greenport, NY	4.0	2.5	1900	$30,000	$15.79	23d	1	1.42mi
131 6th St Unit G Greenport, NY	3.0	2.5	2238	$5,000	$2.23	74d	1	1.46mi

Property features AI

Finance

• HOA & community: Has association; $150 annual fee (includes other services)

Exterior

• Parking: Private driveway with space for 4 vehicles
• Utilities: Cesspool sewerCable connectedElectricity connectedWater connected
• Home design: Single family residenceTwo levels
• Construction: Aluminum siding and frame construction
• Exterior features: In-ground private pool

Interior

• Kitchen: Oil water heater (serves kitchen/appliances)
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heatingBaseboard heatingDuctless cooling
• Interior features: First-floor bedroomFirst-floor full bathroomScreens on windowsFinished basement with Bilco door accessDormer attic
• Laundry & utility: Oil water heater

HOA detail $13/mo · $156/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $1,175,000 Active 107 DOM
2. 2026-08-07
   days on market $1,175,000 Active 106 DOM
3. 2026-08-06
   days on market $1,175,000 Active 105 DOM
4. 2026-08-05
   days on market $1,175,000 Active 104 DOM
5. 2026-08-04
   days on market $1,175,000 Active 103 DOM
6. 2026-08-03
   days on market $1,175,000 Active 102 DOM
7. 2026-07-31
   pricedays on market $1,175,000 Active 99 DOM
8. 2026-07-29
   days on market $1,199,000 Active 97 DOM
9. 2026-07-27
   days on market $1,199,000 Active 95 DOM
10. 2026-07-25
    days on market $1,199,000 Active 93 DOM
11. 2026-07-24
    days on market $1,199,000 Active 92 DOM
12. 2026-07-23
    days on market $1,199,000 Active 91 DOM
13. 2026-07-22
    days on market $1,199,000 Active 90 DOM
14. 2026-07-21
    days on market $1,199,000 Active 89 DOM
15. 2026-07-20
    days on market $1,199,000 Active 88 DOM
16. 2026-07-18
    days on market $1,199,000 Active 86 DOM
17. 2026-07-16
    days on market $1,199,000 Active 84 DOM
18. 2026-07-15
    days on market $1,199,000 Active 83 DOM
19. 2026-07-14
    days on market $1,199,000 Active 82 DOM
20. 2026-07-13
    days on market $1,199,000 Active 81 DOM
21. 2026-07-12
    days on market $1,199,000 Active 80 DOM
22. 2026-07-12
    days on market $1,199,000 Active 79 DOM
23. 2026-07-10
    days on market $1,199,000 Active 78 DOM
24. 2026-07-09
    days on market $1,199,000 Active 77 DOM
25. 2026-07-07
    days on market $1,199,000 Active 75 DOM
26. 2026-07-06
    days on market $1,199,000 Active 74 DOM
27. 2026-07-05
    days on market $1,199,000 Active 73 DOM
28. 2026-07-05
    days on market $1,199,000 Active 72 DOM
29. 2026-07-03
    days on market $1,199,000 Active 71 DOM
30. 2026-07-02
    days on market $1,199,000 Active 70 DOM
31. 2026-07-01
    days on market $1,199,000 Active 69 DOM
32. 2026-06-30
    days on market $1,199,000 Active 68 DOM
33. 2026-06-29
    days on market $1,199,000 Active 67 DOM
34. 2026-06-28
    days on market $1,199,000 Active 66 DOM
35. 2026-06-27
    days on market $1,199,000 Active 65 DOM
36. 2026-06-26
    days on market $1,199,000 Active 64 DOM
37. 2026-06-22
    days on market $1,199,000 Active 60 DOM
38. 2026-06-21
    days on market $1,199,000 Active 59 DOM
39. 2026-06-21
    days on market $1,199,000 Active 58 DOM
40. 2026-06-18
    price $1,199,000 Active 56 DOM
41. 2026-06-18
    days on market $1,275,000 Active 56 DOM
42. 2026-06-17
    days on market $1,275,000 Active 55 DOM
43. 2026-06-16
    days on market $1,275,000 Active 54 DOM
44. 2026-06-15
    days on market $1,275,000 Active 53 DOM
45. 2026-06-13
    days on market $1,275,000 Active 51 DOM
46. 2026-06-12
    days on market $1,275,000 Active 50 DOM
47. 2026-06-09
    days on market $1,275,000 Active 47 DOM
48. 2026-06-08
    days on market $1,275,000 Active 46 DOM
49. 2026-06-07
    days on market $1,275,000 Active 45 DOM
50. 2026-06-05
    days on market $1,275,000 Active 43 DOM

ⓘ 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: $9,920 · $827/mo
• Projected year-2 tax: $14,889 · $1,241/mo
• Expected delta: +$4,969/yr (+$414/mo · 50.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $219,014
• − Mortgage interest: −$65,818
• − Property taxes: −$9,920
• − Insurance: −$5,875
• − Repairs & maintenance: −$17,521
• − Management: −$17,521
• − HOA: −$156
• − Depreciation: −$34,182
• Taxable income: $68,021
• Est. tax owed @ 24.0%: −$16,325
• After-tax cash flow: $66,804/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $12,000–$36,000 screening

This charming cape is in good condition with a good roof and exterior. It has a good layout and is move-in ready.

Components & finishes AI

Roof asphalt shingle · good

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Greenport Elementary School C NY #908/2,108 Nat'l #9,801/41,679 High Greenport High School C- NY #934/1,100 Nat'l #4,871/17,239

Schools (NCES district)

• District: Greenport Union Free School District
• NCES district ID: 3612840
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $54,490
• Composite: 45.25/100
• National rank: #5759
• State rank: #450 of 755 in NY

D Composite livability gradescore 58/100

Livability — Greenport West

• Score: 58/100
• State rank: #1073
• US rank: #21520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenport West, NY
• County: Suffolk · 1,505,262 people
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 4,744
• Household income: $79,917
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 21% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 23% Two or more races 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 19% · Canada, China
• Languages at home: 69% English-only · Spanish 22% German/W. Germanic 3% Russian/Polish/Slavic 2%

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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: ▼ -143.97%
• Current HPI: 462.3431
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• HOA & community: Has association; $150 annual fee (includes other services)

Exterior

• Parking: Private driveway with space for 4 vehicles
• Utilities: Cesspool sewerCable connectedElectricity connectedWater connected
• Home design: Single family residenceTwo levels
• Construction: Aluminum siding and frame construction
• Exterior features: In-ground private pool

Interior

• Kitchen: Oil water heater (serves kitchen/appliances)
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heatingBaseboard heatingDuctless cooling
• Interior features: First-floor bedroomFirst-floor full bathroomScreens on windowsFinished basement with Bilco door accessDormer attic
• Laundry & utility: Oil water heater

Price history

+756.4% since first listed

6 events — show timeline

• 2026-06-18 Price Changed $1,199,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $1,275,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $1,375,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-24 Listed $1,475,000 OneKey® MLS as Distributed by MLS Grid
• 1994-08-29 Sold (Public Records) $140,000 Public Records
• 1994-08-23 Sold (Public Records) $140,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $9,920 · +0.0% YoY. Source: county tax records.