54 Fox Hunt · Amagansett, NY 11930

$2,195,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 189 Days on market

Built 1980 0.70 ac lot $1463/sqft · 42% below area Est $3787k · 42% under

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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
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +6.7/10.0
• Appreciation +5.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Away from the hustle and bustle but close to all the Hamptons have to offer sits this private contemporary. The home offers 3 bedrooms and 2 bathrooms with an open kitchen and great room leading out to a lovely deck. Just beyond the deck is private yard with room for a pool. Move in and enjoy or with room for expansion you can create your own dream oasis. A stones throw away from Devon Yacht Club & the bay beaches and a short distance to the both the Ocean and Amagansett Square this property is an ideal location and will not last!!

Key facts

• Room for a pool
• Ideal location
• Private yard

Tags

• OPEN KITCHEN
• GREAT ROOM
• PRIVATE YARD
• ROOM FOR A POOL
• ROOM FOR EXPANSION
• IDEAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2.19M.

Deal economics

• At list price, monthly cash flow is $8k ($99k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $2.19M).
• Recommended offer: $1.93M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,030 in NY) — a working-class tenant base; expect higher turnover. Strengths: schools A+, crime A+, employment A+; Watch: housing C-, amenities F, commute F.
• Amagansett Union Free School District (town): math 70% / reading 80% proficiency, ranked #106 of 755 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 20 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $26,931/mo this rent would consume 262% 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 $43k of equity ($15k loan paydown + $28k 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 $615k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$152k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($1.93M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $950k; list at $2.19M implies a 131% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,931,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.17%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (median comp): $3,787,361
• List price: $2,195,000
• Delta: -42.04%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Main St	0.27mi	2/2.5 (-1)	1,717 (+14%)	3mo	$5,508,000	$3,208	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.7%
• Equity multiple: 1.97×
• Total profit: $594,801
• Equity at exit: $778,425

10-year hold

• IRR: 21.6%
• Equity multiple: 3.67×
• Total profit: $1,639,421
• Equity at exit: $1,057,331

Cash invested: $614,600 (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 11930

• Home prices YoY: 0.2%
• Active inventory: 20
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $26,931 medium
• Mortgage (P&I): −$11,511
• Tax from tax record: −$570 /mo · $6,844/yr
• Insurance: −$915
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,656
• Net cashflow: $8,280

Break-even live

Break-even rent $16,450

Max offer price $2,195,000

Occupancy floor 64%

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: $548,750
• Closing costs: $65,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Heatherwood Ln Amagansett, NY	3.0	2.0	2000	$25,000	$12.50	1d	1	0.22mi
641 # E Unit Montauk Hwy unit Amagansett, NY	3.0	3.0	1700	$20,000	$11.76	1d	1	0.99mi
16 Dune Ln Amagansett, NY	4.0	3.0	2000	$70,000	$35.00	24d	1	1.21mi

Listing history 15 events

1. 2026-06-18
   days on market $2,195,000 Active 189 DOM
2. 2026-06-17
   days on market $2,195,000 Active 188 DOM
3. 2026-06-16
   days on market $2,195,000 Active 187 DOM
4. 2026-06-15
   days on market $2,195,000 Active 186 DOM
5. 2026-06-13
   days on market $2,195,000 Active 184 DOM
6. 2026-06-09
   days on market $2,195,000 Active 180 DOM
7. 2026-06-08
   days on market $2,195,000 Active 179 DOM
8. 2026-06-07
   days on market $2,195,000 Active 178 DOM
9. 2026-06-04
   days on market $2,195,000 Active 175 DOM
10. 2026-06-03
    days on market $2,195,000 Active 174 DOM
11. 2026-06-02
    days on market $2,195,000 Active 173 DOM
12. 2026-06-01
    days on market $2,195,000 Active 172 DOM
13. 2026-05-31
    days on market $2,195,000 Active 171 DOM
14. 2025-12-11
    listed $2,195,000 Active 544-char remark

    Show marketing remark (544 chars)

    Away from the hustle and bustle but close to all the Hamptons have to offer sits this private contemporary. The home offers 3 bedrooms and 2 bathrooms with an open kitchen and great room leading out to a lovely deck. Just beyond the deck is private yard with room for a pool. Move in and enjoy or with room for expansion you can create your own dream oasis. A stones throw away from Devon Yacht Club & the bay beaches and a short distance to the both the Ocean and Amagansett Square this property is an ideal location and will not last!!

15. 2016-02-08
    soldstatus $950,000

ⓘ 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: $6,844 · $570/mo
• Projected year-2 tax: $21,970 · $1,831/mo
• Expected delta: +$15,126/yr (+$1,260/mo · 221.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥89°F today · 17 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: $323,172
• − Mortgage interest: −$122,954
• − Property taxes: −$6,844
• − Insurance: −$10,975
• − Repairs & maintenance: −$25,854
• − Management: −$25,854
• − Depreciation: −$63,855
• Taxable income: $66,837
• Est. tax owed @ 24.0%: −$16,041
• After-tax cash flow: $83,316/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: Amagansett Union Free School District
• NCES district ID: 3602880
• Math proficiency: 70% ▼ -10.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $78,077
• Composite: 67.17/100
• National rank: #848
• State rank: #106 of 755 in NY

Livability — Amagansett

• Score: 59/100
• State rank: #1030
• US rank: #20219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amagansett, NY
• County: Suffolk County · 679,920 people
• City population: 842
• 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

+131.1% since first listed

2 events — show timeline

• 2025-12-11 Listed $2,195,000 OneKey® MLS as Distributed by MLS Grid
• 2016-02-08 Sold (Public Records) $950,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $6,844 · +0.0% YoY. Source: county tax records.