220 Elm St · Southampton, NY 11968

$2,500,000

4 bd · 3.0 ba · 1,845 sqft · SingleFamily public records · 62 Days on market

Built 1922 10,454 sqft lot $1355/sqft · at area comps Est $2434k · at est.

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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).

• Cash flow +12.9/30.0
• ARV discount +6.3/15.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ELM STREET INVESTMENT Quintessential Hamptons; five-bedroom, three-bathroom home is located on one of the most well known streets in Southampton Village, in close proximity to gorgeous beaches, shops, restaurants, and transportation. This is a classic village two story home with front covered porch, and very smart street presence. The backyard has great possibilities with room for a pool, and currently has an over sized two-car garage. This property is an undeniably great investment opportunity.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1922

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.48M (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.17M (13.3% below list).
• Recommended offer: $2.17M (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.8% in Southampton — 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 69/100 on livability (#472 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: commute D+, amenities F, cost of living F.
• Southampton Union Free School District (suburban): math 53% / reading 51% proficiency, ranked #293 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+14.6%/yr); 95 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $21,665/mo this rent would consume 166% of the median local household income ($156k/yr) (locally 274% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $17k of loan paydown is wiped out by about $75k 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($2.35M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $2,166,476 (13.3% 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 62 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $2,433,772
• List price: $2,500,000
• Delta: 2.72%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Elm St	0.09mi	3/1.5 (-1)	1,604 (-13%)	1mo	$2,100,000	$1,309	62
86 Hildreth St	0.25mi	3/4.0 (-1)	1,674 (-9%)	17mo	$2,700,000	$1,613	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.57×
• Total profit: $-300,591
• Equity at exit: $372,758

10-year hold

• IRR: 4.0%
• Equity multiple: 1.35×
• Total profit: $247,417
• Equity at exit: $216,154

Cash invested: $700,000 (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 11968

• Home prices YoY: -28.6%
• Rents YoY: 14.6%
• Active inventory: 95
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $21,665 medium
• Mortgage (P&I): −$13,110
• Tax est. 1.5%: −$3,125 /mo · $37,500/yr
• Insurance: −$1,042
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,550
• Net cashflow: $-162

Break-even live

Break-even rent $21,870

Max offer price $2,476,590

Occupancy floor 96%

Sensitivity live

Price	-10% $1,566	-5% $702	+0% $-162	+5% $-1,026	+10% $-1,889
Rent	-10% $-1,873	-5% $-1,018	+0% $-162	+5% $694	+10% $1,550
Rate	-1.0pp $1,097	-0.5pp $474	base $-162	+0.5pp $-810	+1.0pp $-1,469

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: $625,000
• Closing costs: $75,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Powell Ave Southampton, NY	4.0	4.0	2414	$70,000	$29.00	25d	1	0.17mi
10 Leland Ln #19 Southampton, NY	3.0	3.0	1400	$30,000	$21.43	44d	1	0.53mi
3 Meadowgrass Ln Southampton, NY	3.0	2.0	1434	$84,000	$58.58	44d	1	0.65mi
520 Hampton Rd #18 Southampton, NY	3.0	3.5	2250	$99,000	$44.00	44d	1	0.67mi
40 Roman Rd Southampton, NY	3.0	3.0	1912	$6,500	$3.40	44d	1	0.98mi
39 Huntting St Southampton, NY	4.0	2.5	2441	$30,000	$12.29	44d	1	1.05mi
393 Hill St Southampton, NY	3.0	2.0	1345	$35,000	$26.02	44d	1	1.16mi
36 Corrigan St Southampton, NY	3.0	3.5	2089	$20,000	$9.57	13d	1	1.35mi

Listing history 16 events

1. 2026-06-18
   days on market $2,500,000 Active 62 DOM
2. 2026-06-17
   days on market $2,500,000 Active 61 DOM
3. 2026-06-16
   days on market $2,500,000 Active 60 DOM
4. 2026-06-15
   days on market $2,500,000 Active 59 DOM
5. 2026-06-13
   days on market $2,500,000 Active 57 DOM
6. 2026-06-13
   days on market $2,500,000 Active 56 DOM
7. 2026-06-09
   days on market $2,500,000 Active 53 DOM
8. 2026-06-08
   days on market $2,500,000 Active 52 DOM
9. 2026-06-07
   days on market $2,500,000 Active 51 DOM
10. 2026-06-04
    days on market $2,500,000 Active 48 DOM
11. 2026-06-03
    days on market $2,500,000 Active 47 DOM
12. 2026-06-02
    remarks 673-char remark
13. 2026-06-02
    days on market $2,500,000 Active 46 DOM
14. 2026-06-01
    days on market $2,500,000 Active 45 DOM
15. 2026-05-31
    days on market $2,500,000 Active 44 DOM
16. 2026-04-17
    listed $2,500,000 Active 500-char remark

    Show marketing remark (500 chars)

    ELM STREET INVESTMENT Quintessential Hamptons; five-bedroom, three-bathroom home is located on one of the most well known streets in Southampton Village, in close proximity to gorgeous beaches, shops, restaurants, and transportation. This is a classic village two story home with front covered porch, and very smart street presence. The backyard has great possibilities with room for a pool, and currently has an over sized two-car garage. This property is an undeniably great investment opportunity.

ⓘ 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 · 20 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: $259,977
• − Mortgage interest: −$140,039
• − Property taxes: −$37,500
• − Insurance: −$12,500
• − Repairs & maintenance: −$20,798
• − Management: −$20,798
• − Depreciation: −$72,727
• Taxable loss: −$44,385
• Est. tax savings @ 24.0%: +$10,652
• After-tax cash flow: $8,711/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: Southampton Union Free School District
• NCES district ID: 3627540
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $85,977
• Composite: 47.9/100
• National rank: #2213
• State rank: #293 of 590 in NY

Livability — Southampton

• Score: 69/100
• State rank: #472
• US rank: #8333

Category grades

Amenities F Commute D+ 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: Southampton, NY
• County: Suffolk County · 679,920 people
• City population: 15,312
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,312
• Household income: $156,219
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 274.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 13% Two or more races 10% Black 9% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Danish 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% German/W. Germanic 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: ▼ -184.86%
• Current HPI: 461.1144
• Rent YoY: ▲ 14.62%
• 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

1 event — show timeline

• 2026-04-17 Listed $2,500,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2024): $3,890 · -23.2% YoY. Source: county tax records.