67 Squiretown Rd · Hampton Bays, NY 11946

$949,000

3 bd · 2.0 ba · 2,964 sqft · SingleFamily public records · 143 Days on market

Built 2020 0.79 ac lot $320/sqft · 36% below area Est $1545k · 39% 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property sold occupied. No lease, no access. Buyer assumes all responsibility for legal possession and eviction. Sold strictly AS-IS. Cash buyers preferred. Do not disturb occupants. Spacious post-modern home offering approximately 3,080 sq ft of living space on a shy acre in Hampton Bays. Interior highlights include an eat-in kitchen, living and dining areas, a first-floor bedroom with full bath, and a covered rear porch. The second level features a primary suite with en-suite bath, additional bedrooms, a full bath, and a dedicated laundry room. Full unfinished basement with exterior access and a detached two-car garage. Conveniently located north of Montauk Highway near parks and bay access.

Key facts

• Primary suite
• Eat-in kitchen
• Covered rear porch

Tags

• EAT-IN KITCHEN
• COVERED REAR PORCH
• PRIMARY SUITE
• DEDICATED LAUNDRY ROOM
• FULL UNFINISHED BASEMENT
• DETACHED TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $949k.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $938k (1.2% below list).
• Recommended offer: $835k (12.0% below list) — sets the bar for market timing.

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; 11 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 $9,376/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 $7k 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 $266k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($835k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $551k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $330k; list at $949k implies a 188% 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 $835,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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: 0.99% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (median comp): $1,545,224
• List price: $949,000
• Delta: -38.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Wakefield Rd	0.19mi	4/3.0 (+1)	2,650 (-11%)	1mo	$1,484,328	$560	63
34 Leander Ter	0.73mi	4/3.5 (+1)	2,946 (-1%)	7mo	$2,699,000	$916	48
Tbb Gateway Ct	0.59mi	4/2.5 (+1)	2,650 (-11%)	1mo	$1,484,328	$560	47
87 Washington Heights Ave	0.54mi	4/3.0 (+1)	2,580 (-13%)	0mo	$1,550,000	$601	44
27 Quail Run	0.69mi	4/3.0 (+1)	3,017 (+2%)	23mo	$1,500,000	$497	36
lot 1 Greenway Ct	0.59mi	4/2.5 (+1)	2,650 (-11%)	15mo	$1,015,850	$383	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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-41,946
• Equity at exit: $141,499

10-year hold

• IRR: 10.6%
• Equity multiple: 2.01×
• Total profit: $269,376
• Equity at exit: $82,052

Cash invested: $265,720 (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: 8.4×

Monthly cashflow live

• Estimated rent: $9,376 medium
• Mortgage (P&I): −$4,977
• Tax from tax record: −$1,058 /mo · $12,701/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,969
• Net cashflow: $977

Break-even live

Break-even rent $8,140

Max offer price $949,000

Occupancy floor 85%

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Quail Run Hampton Bays, NY	4.0	3.5	3000	$4,500	$1.50	24d	1	0.58mi
38 Red Creek Rd Hampton Bays, NY	4.0	3.5	2200	$20,000	$9.09	43d	1	0.79mi
57 Newtown Rd Hampton Bays, NY	4.0	3.5	2690	$25,000	$9.29	24d	1	0.91mi
10 Ginny Ln Hampton Bays, NY	4.0	3.5	2596	$30,000	$11.56	24d	1	0.92mi
6 W Landing Rd Hampton Bays, NY	4.0	2.0	2291	$30,000	$13.09	6d	1	0.95mi
48 Fanning Ave Hampton Bays, NY	4.0	2.5	2400	$12,500	$5.21	19d	1	1.03mi
28 Canoe Place Rd Hampton Bays, NY	3.0	3.5	2870	$45,000	$15.68	43d	1	1.23mi
9 Carter Rd Hampton Bays, NY	3.0	3.0	2820	$90,000	$31.91	24d	1	1.38mi
10 Sagamore Rd Hampton Bays, NY	4.0	5.0	3500	$11,250	$3.21	7d	1	1.45mi
2 Red Creek Cir Hampton Bays, NY	4.0	2.5	2274	$15,000	$6.60	19d	1	1.48mi
9 Tramposh Ln Hampton Bays, NY	4.0	2.0	2092	$10,000	$4.78	5d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $949,000 Active 143 DOM
2. 2026-06-17
   days on market $949,000 Active 142 DOM
3. 2026-06-16
   days on market $949,000 Active 141 DOM
4. 2026-06-15
   days on market $949,000 Active 140 DOM
5. 2026-06-13
   days on market $949,000 Active 138 DOM
6. 2026-06-13
   days on market $949,000 Active 137 DOM
7. 2026-06-09
   days on market $949,000 Active 134 DOM
8. 2026-06-08
   days on market $949,000 Active 133 DOM
9. 2026-06-07
   days on market $949,000 Active 132 DOM
10. 2026-06-04
    days on market $949,000 Active 129 DOM
11. 2026-06-03
    days on market $949,000 Active 128 DOM
12. 2026-06-02
    days on market $949,000 Active 127 DOM
13. 2026-06-01
    days on market $949,000 Active 126 DOM
14. 2026-05-31
    days on market $949,000 Active 125 DOM
15. 2026-04-10
    price $949,000 703-char remark

    Show marketing remark (703 chars)

    Property sold occupied. No lease, no access. Buyer assumes all responsibility for legal possession and eviction. Sold strictly AS-IS. Cash buyers preferred. Do not disturb occupants. Spacious post-modern home offering approximately 3,080 sq ft of living space on a shy acre in Hampton Bays. Interior highlights include an eat-in kitchen, living and dining areas, a first-floor bedroom with full bath, and a covered rear porch. The second level features a primary suite with en-suite bath, additional bedrooms, a full bath, and a dedicated laundry room. Full unfinished basement with exterior access and a detached two-car garage. Conveniently located north of Montauk Highway near parks and bay access.

16. 2026-04-06
    price $1,100,000 703-char remark

    Show marketing remark (703 chars)

    Property sold occupied. No lease, no access. Buyer assumes all responsibility for legal possession and eviction. Sold strictly AS-IS. Cash buyers preferred. Do not disturb occupants. Spacious post-modern home offering approximately 3,080 sq ft of living space on a shy acre in Hampton Bays. Interior highlights include an eat-in kitchen, living and dining areas, a first-floor bedroom with full bath, and a covered rear porch. The second level features a primary suite with en-suite bath, additional bedrooms, a full bath, and a dedicated laundry room. Full unfinished basement with exterior access and a detached two-car garage. Conveniently located north of Montauk Highway near parks and bay access.

17. 2026-01-26
    listed $1,500,000 Active 703-char remark

    Show marketing remark (703 chars)

    Property sold occupied. No lease, no access. Buyer assumes all responsibility for legal possession and eviction. Sold strictly AS-IS. Cash buyers preferred. Do not disturb occupants. Spacious post-modern home offering approximately 3,080 sq ft of living space on a shy acre in Hampton Bays. Interior highlights include an eat-in kitchen, living and dining areas, a first-floor bedroom with full bath, and a covered rear porch. The second level features a primary suite with en-suite bath, additional bedrooms, a full bath, and a dedicated laundry room. Full unfinished basement with exterior access and a detached two-car garage. Conveniently located north of Montauk Highway near parks and bay access.

18. 2018-02-13
    soldstatus $329,600
19. 2017-12-29
    soldstatus Closed 436-char remark

    Show marketing remark (436 chars)

    Secluded Expanded Country Ranch On Large Private Wooded Lot (.79 Acre) With Large 2 Car Garage. Kitchen, 3 Br, Florida Room, 2 Baths One With Jacuzzi Tub, Cathedral Liv Rm W Coal Stove, Office, Very Private Brick Patio. Roof & Burner Recently Replaced . Walk To Village, Parks, Beaches And More. Shown By Appointment. Needs Updating. Owner Looking For Offers!!, Additional information: Appearance:Good,Separate Hotwater Heater:0

20. 2017-10-07
    status Under Contract 436-char remark

    Show marketing remark (436 chars)

    Secluded Expanded Country Ranch On Large Private Wooded Lot (.79 Acre) With Large 2 Car Garage. Kitchen, 3 Br, Florida Room, 2 Baths One With Jacuzzi Tub, Cathedral Liv Rm W Coal Stove, Office, Very Private Brick Patio. Roof & Burner Recently Replaced . Walk To Village, Parks, Beaches And More. Shown By Appointment. Needs Updating. Owner Looking For Offers!!, Additional information: Appearance:Good,Separate Hotwater Heater:0

21. 2017-08-23
    price $364,500 436-char remark

    Show marketing remark (436 chars)

    Secluded Expanded Country Ranch On Large Private Wooded Lot (.79 Acre) With Large 2 Car Garage. Kitchen, 3 Br, Florida Room, 2 Baths One With Jacuzzi Tub, Cathedral Liv Rm W Coal Stove, Office, Very Private Brick Patio. Roof & Burner Recently Replaced . Walk To Village, Parks, Beaches And More. Shown By Appointment. Needs Updating. Owner Looking For Offers!!, Additional information: Appearance:Good,Separate Hotwater Heater:0

22. 2017-08-14
    price $374,500 436-char remark

    Show marketing remark (436 chars)

    Secluded Expanded Country Ranch On Large Private Wooded Lot (.79 Acre) With Large 2 Car Garage. Kitchen, 3 Br, Florida Room, 2 Baths One With Jacuzzi Tub, Cathedral Liv Rm W Coal Stove, Office, Very Private Brick Patio. Roof & Burner Recently Replaced . Walk To Village, Parks, Beaches And More. Shown By Appointment. Needs Updating. Owner Looking For Offers!!, Additional information: Appearance:Good,Separate Hotwater Heater:0

23. 2017-07-14
    price $389,900 436-char remark

    Show marketing remark (436 chars)

    Secluded Expanded Country Ranch On Large Private Wooded Lot (.79 Acre) With Large 2 Car Garage. Kitchen, 3 Br, Florida Room, 2 Baths One With Jacuzzi Tub, Cathedral Liv Rm W Coal Stove, Office, Very Private Brick Patio. Roof & Burner Recently Replaced . Walk To Village, Parks, Beaches And More. Shown By Appointment. Needs Updating. Owner Looking For Offers!!, Additional information: Appearance:Good,Separate Hotwater Heater:0

24. 2017-06-02
    listed $399,900 New 436-char remark

    Show marketing remark (436 chars)

    Secluded Expanded Country Ranch On Large Private Wooded Lot (.79 Acre) With Large 2 Car Garage. Kitchen, 3 Br, Florida Room, 2 Baths One With Jacuzzi Tub, Cathedral Liv Rm W Coal Stove, Office, Very Private Brick Patio. Roof & Burner Recently Replaced . Walk To Village, Parks, Beaches And More. Shown By Appointment. Needs Updating. Owner Looking For Offers!!, Additional information: Appearance:Good,Separate Hotwater Heater:0

25. 2013-12-31
    historical
26. 2013-08-13
    listed $369,000
27. 2013-06-01
    historical
28. 2012-11-15
    listed $389,000

ⓘ 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: $12,701 · $1,058/mo
• Projected year-2 tax: $14,369 · $1,197/mo
• Expected delta: +$1,669/yr (+$139/mo · 13.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 21 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: $112,516
• − Mortgage interest: −$53,159
• − Property taxes: −$12,701
• − Insurance: −$4,745
• − Repairs & maintenance: −$9,001
• − Management: −$9,001
• − Depreciation: −$27,607
• Taxable loss: −$3,698
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $12,610/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

+144.0% since first listed

14 events — show timeline

• 2026-04-10 Price Changed $949,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-26 Listed $1,500,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-13 Sold (Public Records) $329,600 Public Records
• 2017-12-29 Sold (MLS) — OneKey® MLS as Distributed by MLS Grid
• 2017-10-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-08-23 Price Changed $364,500 OneKey® MLS as Distributed by MLS Grid
• 2017-08-14 Price Changed $374,500 OneKey® MLS as Distributed by MLS Grid
• 2017-07-14 Price Changed $389,900 OneKey® MLS as Distributed by MLS Grid
• 2017-06-02 Listed $399,900 OneKey® MLS as Distributed by MLS Grid
• 2013-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-08-13 Listed $369,000 OneKey® MLS as Distributed by MLS Grid
• 2013-06-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-11-15 Listed $389,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2022): $12,701 · +0.0% YoY. Source: county tax records.