54 Sawasett Ave · Bridgehampton, NY 11932

$5,995,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 374 Days on market

Built 2025 0.39 ac lot $4898/sqft · 294% above area Est $7718k · 22% under

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Why this score? — see what drove the D+ 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
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Boasting everything today's buyers desire, this stunning new construction combines luxurious amenities and an enviable location in Bridgehampton Village. The ultimate Hamptons lifestyle awaits with 6,202 +/- sq. ft. of living space, 7 well-appointed bedrooms, and 6.5 baths. Interiors are bright and open, a masterclass in chic contemporary living and well-equipped with premium appliances and thoughtful design ready to accommodate everyday relaxation and elegant entertaining. Structural details and finishes are realized with exceptionally premium materials for a luxurious, generational home in the Hamptons. Easy indoor-outdoor living awaits with French door egress to the grounds, along with a private balcony on the second level that overlooks the pool. An added luxury, the garage has an indoor basketball court with special flooring. Offering a large sunny pool and sun-lounge patio, plus a covered porch and an open-air patio for dining al fresco. Sited on .6 acres, the sunny parcel is nearly entirely clear with wide open skies.

Key facts

• Covered porch
• Sunny pool
• New construction

Tags

• NEW CONSTRUCTION
• PREMIUM APPLIANCES
• PRIVATE BALCONY
• INDOOR BASKETBALL COURT
• SUNNY POOL
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $6.00M.

Deal economics

• At list price, monthly cash flow is $-9k ($-102k/yr) — negative.
• To cash-flow at today's rent, offer at most $4.76M (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $4.17M (30.5% below list).
• Recommended offer: $4.17M (30.5% below list) — sets the bar for 1% rule.

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; 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 $41,650/mo this rent would consume 288% 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 $641k of equity ($41k loan paydown + $600k 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.
• By year 2, paydown + projected appreciation supports a ~$1.03M cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 374 days — a 12% lower offer ($5.28M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $400k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.80M; list at $6.00M implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $4,165,014 (30.5% 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 374 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $7,717,866
• List price: $5,995,000
• Delta: -22.32%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $2,722,608
• Equity at exit: $5,400,771

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $8,445,936
• Equity at exit: $11,646,966

Cash invested: $1,678,600 (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: 12.0×

Monthly cashflow live

• Estimated rent: $41,650 medium
• Mortgage (P&I): −$31,438
• Tax est. 1.5%: −$7,494 /mo · $89,925/yr
• Insurance: −$2,498
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,747
• Net cashflow: $-8,526

Break-even live

Break-even rent $52,443

Max offer price $4,761,204

Occupancy floor —

Sensitivity live

Price	-10% $-4,383	-5% $-6,455	+0% $-8,526	+5% $-10,598	+10% $-12,669
Rent	-10% $-11,817	-5% $-10,172	+0% $-8,526	+5% $-6,881	+10% $-5,236
Rate	-1.0pp $-5,507	-0.5pp $-7,002	base $-8,526	+0.5pp $-10,080	+1.0pp $-11,660

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: $1,498,750
• Closing costs: $179,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Narrow Ln Bridgehampton, NY	3.0	2.5	1296	$20,000	$15.43	0d	1	0.17mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $5,995,000 Pending 374 DOM
2. 2026-06-01
   days on market $5,995,000 Active 373 DOM
3. 2026-05-31
   days on market $5,995,000 Active 372 DOM
4. 2026-04-23
   listed
5. 2025-11-12
   status Active 1040-char remark

   Show marketing remark (1040 chars)

   Boasting everything today's buyers desire, this stunning new construction combines luxurious amenities and an enviable location in Bridgehampton Village. The ultimate Hamptons lifestyle awaits with 6,202 +/- sq. ft. of living space, 7 well-appointed bedrooms, and 6.5 baths. Interiors are bright and open, a masterclass in chic contemporary living and well-equipped with premium appliances and thoughtful design ready to accommodate everyday relaxation and elegant entertaining. Structural details and finishes are realized with exceptionally premium materials for a luxurious, generational home in the Hamptons. Easy indoor-outdoor living awaits with French door egress to the grounds, along with a private balcony on the second level that overlooks the pool. An added luxury, the garage has an indoor basketball court with special flooring. Offering a large sunny pool and sun-lounge patio, plus a covered porch and an open-air patio for dining al fresco. Sited on .6 acres, the sunny parcel is nearly entirely clear with wide open skies.

6. 2025-08-18
   price $5,995,000 1040-char remark

   Show marketing remark (1040 chars)

   Boasting everything today's buyers desire, this stunning new construction combines luxurious amenities and an enviable location in Bridgehampton Village. The ultimate Hamptons lifestyle awaits with 6,202 +/- sq. ft. of living space, 7 well-appointed bedrooms, and 6.5 baths. Interiors are bright and open, a masterclass in chic contemporary living and well-equipped with premium appliances and thoughtful design ready to accommodate everyday relaxation and elegant entertaining. Structural details and finishes are realized with exceptionally premium materials for a luxurious, generational home in the Hamptons. Easy indoor-outdoor living awaits with French door egress to the grounds, along with a private balcony on the second level that overlooks the pool. An added luxury, the garage has an indoor basketball court with special flooring. Offering a large sunny pool and sun-lounge patio, plus a covered porch and an open-air patio for dining al fresco. Sited on .6 acres, the sunny parcel is nearly entirely clear with wide open skies.

7. 2025-05-01
   listed $6,395,000 Active 1040-char remark

   Show marketing remark (1040 chars)

   Boasting everything today's buyers desire, this stunning new construction combines luxurious amenities and an enviable location in Bridgehampton Village. The ultimate Hamptons lifestyle awaits with 6,202 +/- sq. ft. of living space, 7 well-appointed bedrooms, and 6.5 baths. Interiors are bright and open, a masterclass in chic contemporary living and well-equipped with premium appliances and thoughtful design ready to accommodate everyday relaxation and elegant entertaining. Structural details and finishes are realized with exceptionally premium materials for a luxurious, generational home in the Hamptons. Easy indoor-outdoor living awaits with French door egress to the grounds, along with a private balcony on the second level that overlooks the pool. An added luxury, the garage has an indoor basketball court with special flooring. Offering a large sunny pool and sun-lounge patio, plus a covered porch and an open-air patio for dining al fresco. Sited on .6 acres, the sunny parcel is nearly entirely clear with wide open skies.

8. 2024-07-24
   soldstatus $1,800,000
9. 2024-06-28
   listed $5,595,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $499,802
• − Mortgage interest: −$335,813
• − Property taxes: −$89,925
• − Insurance: −$29,975
• − Repairs & maintenance: −$39,984
• − Management: −$39,984
• − Depreciation: −$174,400
• Taxable loss: −$210,280
• Est. tax savings @ 24.0%: +$50,467
• After-tax cash flow: $-51,851/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

+7.1% since first listed

6 events — show timeline

• 2026-04-23 Listed for Rent — ONEKEY
• 2025-11-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-18 Price Changed $5,995,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Listed $6,395,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-24 Sold (Public Records) $1,800,000 Public Records
• 2024-06-28 Listed $5,595,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2022): $2,672 · +0.0% YoY. Source: county tax records.