67 Wakeman Rd · Hampton Bays, NY 11946

$929,000

3 bd · 2.0 ba · 1,245 sqft · SingleFamily public records · 346 Days on market

Built 1985 10,624 sqft lot $746/sqft · 7% below area Est $1000k · 7% under

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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 +23.1/30.0
• ARV discount +10.7/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained three bedroom home close to beach and schools. The house features maintenance free James Hardie Siding, PVC trim, Andersen windows, attractive landscaping with custom pavers as an accent. The living room area has cathedral celling, skylights which allows the natural light to fill the room. There is an open floor plan and the kitchen is updated with quartz countertops, new appliances and an island with a bar sink. The dining room has a slider which leads to a deck highlighting a hot tub and a fish pond with a waterfall. Both bathrooms have been updated with glass enclosed showers and new tile. The basement is finished, there is a laundry area with utility sink and a stunning area for an office or crafting. Lastly, there is the ultimate heated garage for the car enthusiast, RaceDeck flooring, four post lift for storage and wrenching, a utility sink and an attic storage area. This garage can accommodate three cars. This is a must see!

Key facts

• Open floor plan
• Cathedral ceilings
• Large basement

Tags

• CATHEDRAL CEILINGS
• OPEN FLOOR PLAN
• SKYLIGHT
• UPDATED QUARTZ COUNTERTOPS
• SLIDERS TO OUTSIDE DECK
• LARGE BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $929k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $929k).
• Recommended offer: $818k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.4% in Hampton Bays — 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 68/100 on livability (#551 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Hampton Bays Union Free School District (suburban): math 45% / reading 44% proficiency, ranked #434 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+16.1%/yr); 172 active listings in the ZIP; 16 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 $9,393/mo this rent would consume 84% of the median local household income ($134k/yr) (locally 199% 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 $6k of loan paydown is wiped out by about $28k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $260k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($818k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $171k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $929k implies a 588% 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 $817,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 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 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?
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: 1.01% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $1,000,353
• List price: $929,000
• Delta: -7.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Harvard Dr	0.08mi	2/2.0 (-1)	1,228 (-1%)	2mo	$815,000	$664	88
56 W Donellan Rd	0.18mi	3/2.0	1,340 (+8%)	1mo	$795,000	$593	78
6 Westerly Ct	0.23mi	3/1.0	1,276 (+2%)	6mo	$755,000	$592	76
40 Donellan Rd	0.15mi	3/2.0	1,404 (+13%)	6mo	$935,000	$666	66
39 Lynncliff Rd	0.34mi	3/2.0	1,112 (-11%)	0mo	$790,000	$710	66
4 Holiday Ct	0.25mi	3/2.0	1,097 (-12%)	6mo	$700,000	$638	64
38 Woodridge Rd	0.56mi	3/1.0	1,200 (-4%)	6mo	$825,000	$688	59
12 Hampton Bays Dr	0.71mi	3/2.0	1,320 (+6%)	2mo	$967,500	$733	55
18 Lovell Rd	0.29mi	3/1.5	1,100 (-12%)	12mo	$818,000	$744	55
24 Huckleberry Ln	0.45mi	3/1.5	1,300 (+4%)	18mo	$850,000	$654	55
51A Foster Ave	0.61mi	3/2.0	1,174 (-6%)	17mo	$895,000	$762	48
10 Tramposh Ln	0.58mi	2/2.0 (-1)	1,400 (+12%)	14mo	$710,000	$507	35

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $4,630
• Equity at exit: $138,517

10-year hold

• IRR: 14.3%
• Equity multiple: 2.40×
• Total profit: $365,119
• Equity at exit: $80,323

Cash invested: $260,120 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 172
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $9,393 medium
• Mortgage (P&I): −$4,872
• Tax from tax record: −$501 /mo · $6,010/yr
• Insurance: −$387
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,973
• Net cashflow: $1,661

Break-even live

Break-even rent $7,291

Max offer price $929,000

Occupancy floor 77%

Sensitivity live

Price	-10% $2,187	-5% $1,924	+0% $1,661	+5% $1,398	+10% $1,135
Rent	-10% $919	-5% $1,290	+0% $1,661	+5% $2,032	+10% $2,403
Rate	-1.0pp $2,129	-0.5pp $1,897	base $1,661	+0.5pp $1,420	+1.0pp $1,175

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: $232,250
• Closing costs: $27,870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Kyle Rd Hampton Bays, NY	3.0	2.0	1320	$5,000	$3.79	44d	1	0.17mi
6 Long Ln Hampton Bays, NY	2.0	2.0	1163	$40,000	$34.39	25d	1	0.21mi
3 Foster Ave Hampton Bays, NY	2.0	2.0	1400	$5,000	$3.57	44d	1	0.33mi
94 Bay Ave E Hampton Bays, NY	2.0	2.0	1000	$20,000	$20.00	16d	1	0.36mi
121 Ponquogue Ave Hampton Bays, NY	3.0	3.0	1316	$27,000	$20.52	25d	1	0.41mi
38 Woodridge Rd Hampton Bays, NY	3.0	1.0	1398	$8,000	$5.72	25d	1	0.57mi
6 Lynn Ct Hampton Bays, NY	2.0	2.0	1212	$2,900	$2.39	44d	1	0.58mi
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	25d	1	0.75mi
229 Springville Rd Hampton Bays, NY	2.0	2.0	1200	$6,000	$5.00	19d	1	0.79mi
68 Foster Ave #12 Hampton Bays, NY	2.0	1.5	1125	$18,000	$16.00	44d	1	0.85mi
25 Gardners Ln Unit A Hampton Bays, NY	2.0	1.5	1000	$3,750	$3.75	25d	1	0.88mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	44d	1	0.88mi
111 Fanning Ave Hampton Bays, NY	3.0	2.0	1474	$20,000	$13.57	6d	1	0.94mi
3 Debbie Trl Hampton Bays, NY	3.0	2.0	1375	$5,500	$4.00	21d	1	1.23mi
18 Old Riverhead Rd Hampton Bays, NY	3.0	2.0	1056	$13,500	$12.78	25d	1	1.28mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	25d	1	1.30mi

Listing history 21 events

1. 2026-06-18
   days on market $929,000 Active 346 DOM
2. 2026-06-17
   days on market $929,000 Active 345 DOM
3. 2026-06-16
   days on market $929,000 Active 344 DOM
4. 2026-06-15
   days on market $929,000 Active 343 DOM
5. 2026-06-13
   days on market $929,000 Active 341 DOM
6. 2026-06-13
   days on market $929,000 Active 340 DOM
7. 2026-06-09
   days on market $929,000 Active 337 DOM
8. 2026-06-08
   days on market $929,000 Active 336 DOM
9. 2026-06-07
   days on market $929,000 Active 335 DOM
10. 2026-06-04
    days on market $929,000 Active 332 DOM
11. 2026-06-03
    days on market $929,000 Active 331 DOM
12. 2026-06-02
    days on market $929,000 Active 330 DOM
13. 2026-06-01
    days on market $929,000 Active 329 DOM
14. 2026-05-31
    days on market $929,000 Active 328 DOM
15. 2026-05-13
    price $929,000 968-char remark

    Show marketing remark (968 chars)

    Beautifully maintained three bedroom home close to beach and schools. The house features maintenance free James Hardie Siding, PVC trim, Andersen windows, attractive landscaping with custom pavers as an accent. The living room area has cathedral celling, skylights which allows the natural light to fill the room. There is an open floor plan and the kitchen is updated with quartz countertops, new appliances and an island with a bar sink. The dining room has a slider which leads to a deck highlighting a hot tub and a fish pond with a waterfall. Both bathrooms have been updated with glass enclosed showers and new tile. The basement is finished, there is a laundry area with utility sink and a stunning area for an office or crafting. Lastly, there is the ultimate heated garage for the car enthusiast, RaceDeck flooring, four post lift for storage and wrenching, a utility sink and an attic storage area. This garage can accommodate three cars. This is a must see!

16. 2026-01-08
    status Active 968-char remark

    Show marketing remark (968 chars)

    Beautifully maintained three bedroom home close to beach and schools. The house features maintenance free James Hardie Siding, PVC trim, Andersen windows, attractive landscaping with custom pavers as an accent. The living room area has cathedral celling, skylights which allows the natural light to fill the room. There is an open floor plan and the kitchen is updated with quartz countertops, new appliances and an island with a bar sink. The dining room has a slider which leads to a deck highlighting a hot tub and a fish pond with a waterfall. Both bathrooms have been updated with glass enclosed showers and new tile. The basement is finished, there is a laundry area with utility sink and a stunning area for an office or crafting. Lastly, there is the ultimate heated garage for the car enthusiast, RaceDeck flooring, four post lift for storage and wrenching, a utility sink and an attic storage area. This garage can accommodate three cars. This is a must see!

17. 2026-01-08
    historical 968-char remark

    Show marketing remark (968 chars)

    Beautifully maintained three bedroom home close to beach and schools. The house features maintenance free James Hardie Siding, PVC trim, Andersen windows, attractive landscaping with custom pavers as an accent. The living room area has cathedral celling, skylights which allows the natural light to fill the room. There is an open floor plan and the kitchen is updated with quartz countertops, new appliances and an island with a bar sink. The dining room has a slider which leads to a deck highlighting a hot tub and a fish pond with a waterfall. Both bathrooms have been updated with glass enclosed showers and new tile. The basement is finished, there is a laundry area with utility sink and a stunning area for an office or crafting. Lastly, there is the ultimate heated garage for the car enthusiast, RaceDeck flooring, four post lift for storage and wrenching, a utility sink and an attic storage area. This garage can accommodate three cars. This is a must see!

18. 2025-09-23
    price $949,000 968-char remark

    Show marketing remark (968 chars)

    Beautifully maintained three bedroom home close to beach and schools. The house features maintenance free James Hardie Siding, PVC trim, Andersen windows, attractive landscaping with custom pavers as an accent. The living room area has cathedral celling, skylights which allows the natural light to fill the room. There is an open floor plan and the kitchen is updated with quartz countertops, new appliances and an island with a bar sink. The dining room has a slider which leads to a deck highlighting a hot tub and a fish pond with a waterfall. Both bathrooms have been updated with glass enclosed showers and new tile. The basement is finished, there is a laundry area with utility sink and a stunning area for an office or crafting. Lastly, there is the ultimate heated garage for the car enthusiast, RaceDeck flooring, four post lift for storage and wrenching, a utility sink and an attic storage area. This garage can accommodate three cars. This is a must see!

19. 2025-08-18
    price $999,900 968-char remark

    Show marketing remark (968 chars)

    Beautifully maintained three bedroom home close to beach and schools. The house features maintenance free James Hardie Siding, PVC trim, Andersen windows, attractive landscaping with custom pavers as an accent. The living room area has cathedral celling, skylights which allows the natural light to fill the room. There is an open floor plan and the kitchen is updated with quartz countertops, new appliances and an island with a bar sink. The dining room has a slider which leads to a deck highlighting a hot tub and a fish pond with a waterfall. Both bathrooms have been updated with glass enclosed showers and new tile. The basement is finished, there is a laundry area with utility sink and a stunning area for an office or crafting. Lastly, there is the ultimate heated garage for the car enthusiast, RaceDeck flooring, four post lift for storage and wrenching, a utility sink and an attic storage area. This garage can accommodate three cars. This is a must see!

20. 2025-07-07
    listed $1,100,000 Active 968-char remark

    Show marketing remark (968 chars)

    Beautifully maintained three bedroom home close to beach and schools. The house features maintenance free James Hardie Siding, PVC trim, Andersen windows, attractive landscaping with custom pavers as an accent. The living room area has cathedral celling, skylights which allows the natural light to fill the room. There is an open floor plan and the kitchen is updated with quartz countertops, new appliances and an island with a bar sink. The dining room has a slider which leads to a deck highlighting a hot tub and a fish pond with a waterfall. Both bathrooms have been updated with glass enclosed showers and new tile. The basement is finished, there is a laundry area with utility sink and a stunning area for an office or crafting. Lastly, there is the ultimate heated garage for the car enthusiast, RaceDeck flooring, four post lift for storage and wrenching, a utility sink and an attic storage area. This garage can accommodate three cars. This is a must see!

21. 1986-09-19
    soldstatus $135,000

ⓘ 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: $6,010 · $501/mo
• Projected year-2 tax: $10,855 · $905/mo
• Expected delta: +$4,845/yr (+$404/mo · 80.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $112,720
• − Mortgage interest: −$52,038
• − Property taxes: −$6,010
• − Insurance: −$4,645
• − Repairs & maintenance: −$9,018
• − Management: −$9,018
• − Depreciation: −$27,025
• Taxable income: $4,965
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $18,740/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: Hampton Bays Union Free School District
• NCES district ID: 3613530
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $70,274
• Composite: 40.18/100
• National rank: #3788
• State rank: #434 of 590 in NY

Livability — Hampton Bays

• Score: 68/100
• State rank: #551
• US rank: #9894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Bays, NY
• County: Suffolk County · 679,920 people
• City population: 15,819
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,819
• Household income: $133,918
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 199.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 32% Two or more races 13% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 26% · Canada, Jamaica, Guatemala
• Languages at home: 64% English-only · Spanish 29% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -118.82%
• Current HPI: 467.2466
• Rent YoY: ▲ 16.07%
• 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

+588.1% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $929,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $949,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-18 Price Changed $999,900 OneKey® MLS as Distributed by MLS Grid
• 2025-07-07 Listed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 1986-09-19 Sold (Public Records) $135,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $6,010 · +0.0% YoY. Source: county tax records.