41 Edgewood Ave · Bridgehampton, NY 11932

$4,495,000

4 bd · 4.5 ba · 4,200 sqft · SingleFamily public records · 34 Days on market

Built 2016 0.96 ac lot $1070/sqft · 23% below area Est $5809k · 23% under

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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 +22.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

CLOSE TO TOWN! Tucked away on one of Bridgehampton village’s most charming and whisper-quiet streets, this warm yet sophisticated retreat offers a rare sense of privacy and serenity just moments from town, with the picturesque Ludlow Greens covered bridge at the end of the block. A gracious front lawn and covered porch welcome you home, while the perfectly aligned entry creates striking sightlines that extend through the residence, beyond the stone patio and gunite pool, and across sweeping stretches of lush, undeveloped green space beyond. Every major room opens gracefully to the outdoors, creating an extraordinary connection to light, landscape, and stillness. Filled with natural l

Key facts

• Spa
• Gunite pool
• Stone patio

Tags

• LUDLOW GREENS COVERED BRIDGE
• STONE PATIO
• GUNITE POOL
• SPA
• EXPANSIVE LIVING ROOM
• FIREPLACE

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; No carport
• Utilities: Septic tank; Cable connected; Electricity connected; Sewer connected
• Home design: Single-family residence; Two levels
• Construction: Frame construction
• Exterior features: Private pool; Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Refrigerator
• Bedrooms: Includes at least one bedroom on the first floor
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; Cathedral ceilings; Chef's kitchen; Double vanity; Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; Kitchen island; Sauna; Soaking tub; Stone countertops; Storage; Walk-in closets; Finished basement; Partial attic

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $4.50M.

Deal economics

• At list price, monthly cash flow is $8k ($92k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($49k rent vs $4.50M).
• Recommended offer: $4.36M (3.0% below list) — sets the bar for market timing.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $49,048/mo this rent would consume 339% 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 $481k of equity ($31k loan paydown + $450k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $1.26M cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$773k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($4.36M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $430k; list at $4.50M implies a 945% 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 $4,360,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $5,808,796
• List price: $4,495,000
• Delta: -22.62%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Edgewood Ave	0.13mi	5/5.0 (+1)	4,276 (+2%)	7mo	$5,100,000	$1,193	78

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

Projected returns pro-forma

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

5-year hold

• IRR: 29.6%
• Equity multiple: 3.33×
• Total profit: $2,938,209
• Equity at exit: $4,049,452

10-year hold

• IRR: 25.7%
• Equity multiple: 7.57×
• Total profit: $8,269,173
• Equity at exit: $8,732,796

Cash invested: $1,258,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $49,048 medium
• Mortgage (P&I): −$23,572
• Tax est. 1.5%: −$5,619 /mo · $67,425/yr
• Insurance: −$1,873
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,300
• Net cashflow: $7,684

Break-even live

Break-even rent $39,321

Max offer price $4,495,000

Occupancy floor 79%

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: $1,123,750
• Closing costs: $134,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Lumber Ln Bridgehampton, NY	5.0	3.5	3200	$50,000	$15.62	24d	1	0.38mi
491 Butter Ln Bridgehampton, NY	5.0	5.0	4800	$30,000	$6.25	43d	1	1.03mi
3 Kellis Way Bridgehampton, NY	5.0	5.5	5100	$75,000	$14.71	22d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $4,495,000 Active 34 DOM
2. 2026-06-17
   days on market $4,495,000 Active 33 DOM
3. 2026-06-16
   days on market $4,495,000 Active 32 DOM
4. 2026-06-15
   days on market $4,495,000 Active 31 DOM
5. 2026-06-13
   pricedays on market $4,495,000 Active 29 DOM
6. 2026-06-09
   days on market $5,250,000 Active 25 DOM
7. 2026-06-08
   days on market $5,250,000 Active 24 DOM
8. 2026-06-07
   days on market $5,250,000 Active 23 DOM
9. 2026-06-04
   days on market $5,250,000 Active 20 DOM
10. 2026-06-03
    days on market $5,250,000 Active 19 DOM
11. 2026-06-02
    days on market $5,250,000 Active 18 DOM
12. 2026-06-01
    days on market $5,250,000 Active 17 DOM
13. 2026-05-31
    days on market $5,250,000 Active 16 DOM
14. 2026-05-15
    listed $5,250,000 Active 1673-char remark
15. 2003-10-01
    soldstatus $430,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $588,570
• − Mortgage interest: −$251,790
• − Property taxes: −$67,425
• − Insurance: −$22,475
• − Repairs & maintenance: −$47,086
• − Management: −$47,086
• − Depreciation: −$130,764
• Taxable income: $21,945
• Est. tax owed @ 24.0%: −$5,267
• After-tax cash flow: $86,936/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

+945.3% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $4,495,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Listed $5,250,000 OneKey® MLS as Distributed by MLS Grid
• 2003-10-01 Sold (Public Records) $430,000 Public Records

Property tax history

+4.1%/yr

Latest (2022): $8,708 · +0.0% YoY. Source: county tax records.