130 Tasker Ln · Greenport West, NY 11944

$1,199,000

4 bd · 2.0 ba · 2,400 sqft · SingleFamily · 58 Days on market

Built 1966 0.34 ac lot $500/sqft · 23% below area Est $1554k · 23% 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 +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +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. The breathtaking backyard steals the show, with a stunning inground pool perfect for hot summer days, lush landscaping ensures privacy, making the firepit area a perf

Key facts

• Open-concept kitchen
• Private beach
• Swimming pool

Tags

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

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 sewer; Cable connected; Electricity connected; Water connected
• Home design: Single family residence; Two 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 heating; Baseboard heating; Ductless cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Screens on windows; Finished basement with Bilco door access; Dormer attic
• Laundry & utility: Oil water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $8k ($91k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.20M).
• Recommended offer: $1.16M (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 8.1% 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: 69 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $36k 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 $336k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $176k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $1.20M implies a 756% 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 $1,163,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 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. 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: 1.60% ✓
• Cap rate: 13.85%
• Cash-on-cash: 26.98%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (median comp): $1,554,282
• List price: $1,199,000
• Delta: -22.86%
• 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%)	6mo	$1,200,000	$508	73
155 Bridge St	0.43mi	5/3.5 (+1)	2,400 (0%)	2mo	$1,470,000	$613	68
2515 Sound Dr	0.43mi	3/1.5 (-1)	2,290 (-5%)	9mo	$1,550,000	$677	58
675 Champlin Pl	0.43mi	4/2.5	2,650 (+10%)	10mo	$2,200,000	$830	52
529 2nd St	0.69mi	3/1.5 (-1)	2,200 (-8%)	10mo	$1,100,000	$500	38

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $286,397
• Equity at exit: $178,775

10-year hold

• IRR: 29.1%
• Equity multiple: 3.59×
• Total profit: $868,031
• Equity at exit: $103,668

Cash invested: $335,720 (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 11944

• Home prices YoY: -23.7%
• Active inventory: 69
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $19,210 medium
• Mortgage (P&I): −$6,288
• Tax from tax record: −$827 /mo · $9,920/yr
• Insurance: −$500
• HOA: −$13
• Vacancy / Maint / Mgmt: −$4,034
• Net cashflow: $7,549

Break-even live

Break-even rent $9,654

Max offer price $1,199,000

Occupancy floor 56%

Sensitivity live

Price	-10% $8,228	-5% $7,888	+0% $7,549	+5% $7,210	+10% $6,870
Rent	-10% $6,031	-5% $6,790	+0% $7,549	+5% $8,308	+10% $9,067
Rate	-1.0pp $8,153	-0.5pp $7,854	base $7,549	+0.5pp $7,238	+1.0pp $6,922

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: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 Sutton Pl Greenport, NY	4.0	2.5	2026	$20,000	$9.87	45d	1	0.02mi
312 5th Ave Greenport, NY	4.0	2.0	1900	$12,000	$6.32	45d	1	0.86mi
64230 North Rd Greenport, NY	4.0	3.0	2800	$6,500	$2.32	45d	1	0.91mi
131 6th St Unit G Greenport, NY	3.0	2.5	2238	$5,000	$2.23	25d	1	1.46mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: landscapingpool

Listing history 21 events

1. 2026-06-21
   days on market $1,199,000 Active 58 DOM
2. 2026-06-18
   price $1,199,000 Active 56 DOM
3. 2026-06-18
   days on market $1,275,000 Active 56 DOM
4. 2026-06-17
   days on market $1,275,000 Active 55 DOM
5. 2026-06-16
   days on market $1,275,000 Active 54 DOM
6. 2026-06-15
   days on market $1,275,000 Active 53 DOM
7. 2026-06-13
   days on market $1,275,000 Active 51 DOM
8. 2026-06-12
   days on market $1,275,000 Active 50 DOM
9. 2026-06-09
   days on market $1,275,000 Active 47 DOM
10. 2026-06-08
    days on market $1,275,000 Active 46 DOM
11. 2026-06-07
    days on market $1,275,000 Active 45 DOM
12. 2026-06-05
    days on market $1,275,000 Active 43 DOM
13. 2026-06-04
    days on market $1,275,000 Active 41 DOM
14. 2026-06-02
    days on market $1,275,000 Active 40 DOM
15. 2026-06-01
    days on market $1,275,000 Active 39 DOM
16. 2026-05-31
    days on market $1,275,000 Active 38 DOM
17. 2026-05-14
    price $1,275,000 923-char remark
18. 2026-04-14
    listed $1,375,000 Active 923-char remark
19. 2024-10-24
    listed $1,475,000 Active
20. 1994-08-29
    soldstatus $140,000
21. 1994-08-23
    soldstatus $140,000

ⓘ 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: $9,920 · $827/mo
• Projected year-2 tax: $15,091 · $1,258/mo
• Expected delta: +$5,172/yr (+$431/mo · 52.1%)

ⓘ 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: $230,521
• − Mortgage interest: −$67,163
• − Property taxes: −$9,920
• − Insurance: −$5,995
• − Repairs & maintenance: −$18,442
• − Management: −$18,442
• − HOA: −$156
• − Depreciation: −$34,880
• Taxable income: $75,524
• Est. tax owed @ 24.0%: −$18,126
• After-tax cash flow: $72,463/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: 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

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
• Population (ZIP): 4,744

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 (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%

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

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

+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.