44 Aliperti Rd · Jamesport, NY 11947

$880,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 13 Days on market

Built 1992 0.92 ac lot

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Why this score? — see what drove the C+ 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks

Located in the hamlet of Jamesport on nearly an acre at the end of a quiet cul-de-sac, this 3-bedroom, 2-bath ranch offers a rare combination of privacy, usable outdoor space, and a desirable North Fork location. Being sold by its original owner, the oversized property provides plenty of room to enjoy the outdoors and is surrounded by the natural beauty the area is known for. A haven for birdwatchers and nature lovers alike, the setting offers a peaceful retreat while remaining close to local amenities. Inside, the home features an open layout with cathedral ceilings, skylights, a full basement, and an attached garage. Conveniently located near North Fork wineries, beaches, farm stands, res

Key facts

• Cathedral ceilings
• Oversized property
• Usable outdoor space

Tags

• USABLE OUTDOOR SPACE
• OVERSIZED PROPERTY
• OPEN LAYOUT
• CATHEDRAL CEILINGS
• SKYLIGHTS
• FULL BASEMENT

Property features AI

Exterior

• Parking: Driveway; Garage (1-car)
• Utilities: Cesspool sewer; Water connected
• Home design: Single family residence; Living area reported as 1288 (source: other); Total building area reported as 1672
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Cathedral ceilings; Eat-in kitchen; Formal dining room; Full basement; Attic scuttle access; Six total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $880k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $880k).

Location & tenants

• Location reads 46/100 on livability (#1,185 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Aquebogue Elementary School (math 47% / reading 57%, grade C-, #988 of 2,108 statewide, top 49%, 474 students, 40% FRL); Riverhead Middle School (math 18% / reading 35%, grade F, #594 of 729 statewide, top 81%, 827 students, 57% FRL); Riverhead Senior High School (math 80% / reading 86%, grade A, #440 of 1,100 statewide, top 40%, 2,001 students, 52% FRL).
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Riverhead Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 18 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($6k loan paydown + $26k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $246k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $880,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.08% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.2%
• Equity multiple: 1.92×
• Total profit: $227,348
• Equity at exit: $395,686

10-year hold

• IRR: 17.8%
• Equity multiple: 3.59×
• Total profit: $639,053
• Equity at exit: $609,799

Cash invested: $246,400 (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 11947

• Active inventory: 18
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $9,542 medium
• Mortgage (P&I): −$4,615
• Tax from tax record: −$649 /mo · $7,789/yr
• Insurance: −$367
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,004
• Net cashflow: $1,907

Break-even live

Break-even rent $7,127

Max offer price $880,000

Occupancy floor 75%

Sensitivity live

Price	-10% $2,405	-5% $2,156	+0% $1,907	+5% $1,658	+10% $1,409
Rent	-10% $1,153	-5% $1,530	+0% $1,907	+5% $2,284	+10% $2,661
Rate	-1.0pp $2,350	-0.5pp $2,131	base $1,907	+0.5pp $1,679	+1.0pp $1,447

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: $220,000
• Closing costs: $26,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Eileen Cir Jamesport, NY	3.0	2.0	1572	$10,000	$6.36	20d	1	0.13mi
33 Beach Rd Laurel, NY	3.0	2.5	1607	$4,500	$2.80	44d	1	1.42mi

Listing history 9 events

1. 2026-06-18
   days on market $880,000 Active 13 DOM
2. 2026-06-17
   days on market $880,000 Active 12 DOM
3. 2026-06-16
   days on market $880,000 Active 11 DOM
4. 2026-06-15
   days on market $880,000 Active 10 DOM
5. 2026-06-13
   days on market $880,000 Active 8 DOM
6. 2026-06-09
   days on market $880,000 Active 4 DOM
7. 2026-06-08
   days on market $880,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $880,000 Active 2 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: $7,789 · $649/mo
• Projected year-2 tax: $11,331 · $944/mo
• Expected delta: +$3,541/yr (+$295/mo · 45.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥91°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $114,499
• − Mortgage interest: −$49,294
• − Property taxes: −$7,789
• − Insurance: −$4,400
• − Repairs & maintenance: −$9,160
• − Management: −$9,160
• − Depreciation: −$25,600
• Taxable income: $9,096
• Est. tax owed @ 24.0%: −$2,183
• After-tax cash flow: $20,704/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Jamesport

• Score: 46/100
• State rank: #1185
• US rank: #26497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamesport, NY
• City population: 716
• Population (ZIP): 248

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 (100%)
• Race & ethnicity: White 100%

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: —
• Current HPI: —
• 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

-0.9% since first listed

5 events — show timeline

• 2026-06-02 Listed $880,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-27 Price Changed $898,888 OneKey® MLS as Distributed by MLS Grid
• 2024-10-04 Listed $888,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-23 Coming Soon — OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $7,789 · +0.0% YoY. Source: county tax records.