94 E Bay Ave · Hampton Bays, NY 11946

$990,000

2 bd · 1.0 ba · 989 sqft · SingleFamily public records · 13 Days on market

Built 1952 0.32 ac lot Est $736k · 35% over

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Why this score? — see what drove the F 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 +12.5/30.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous Renovation of L Shaped Ranch Near Shinnecock Bay. Totally Renovated From Head to Toe on Spacious .32 Acre Secluded Prop. w Room For Pool - Near Ocean Beach too. Redone Hardwood Floors, New Electric, HW Heater, Irrigation too! A Front Door Entrance Leads You to Your Lovely Living Room which is Open to a Bright Brand New E.I.K. with Stainless Steel Appliances. The Kitchen also Leads you to a Family Room off the Back of the House, which Could Easily Be a 3rd Bedroom, Office, or Dining Room. There is a Door From the Family Room that Leads to a Walking Patio and Beautiful Covered Entertaining Deck. The Lovely Grassed & Spacious Backyard is Fenced with a Storage Shed also. Inside There is a Large Master Bedroom with Double Closets, Bedroom 2 with a Bay Window, & Hallway with Pull Down Attic Stairs. Enjoy Your Brand New Beautiful Full Bath with Tiled Walk In Shower. Outside Bilco Door to a Partially Finished Basement w Washer & Dryer & New Driveway-6 Cars. Near Town & Starbucks!!, Additional information: Appearance:Excellent,Interior Features:Marble Bath,Separate Hotwater Heater:Yes

Key facts

• Covered porch
• Stone deck
• Solar panels

Tags

• HEATED POOL
• COVERED PORCH
• STONE DECK
• NEW ROOF
• SOLAR PANELS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cesspool or septic tank; Cable available; Electricity available
• Home design: Single family residence; One story
• Construction: Frame construction
• Exterior features: In-ground private pool; Gas grill; Fenced yard; Sprinklers front and rear; Level lot; Near public transit; Near school; Covered patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Granite counters; Eat-in kitchen
• Bedrooms: Primary bedroom located on the first floor
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Ductless cooling
• Interior features: Eat-in kitchen; Granite counters; Primary bathroom; First-floor bedroom; Master bedroom on main floor; Covered patio
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $990k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $966k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $748k (24.5% below list).
• Recommended offer: $748k (24.5% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Hampton Bays Elementary School (math 32% / reading 52%, grade F, #1,361 of 2,108 statewide, top 67%, 682 students, 55% FRL); Hampton Bays Middle School (math 25% / reading 38%, grade F, #522 of 729 statewide, top 73%, 597 students, 64% FRL); Hampton Bays High School (math 98% / reading 57%, grade A-, #580 of 1,100 statewide, top 53%, 769 students, 53% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.1%/yr); 173 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $7,477/mo this rent would consume 67% 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 $30k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $520k; list at $990k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $747,744 (24.5% 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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $735,816
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Harvard Dr	0.31mi	3/1.0 (+1)	1,016 (+3%)	10mo	$717,000	$706	68
28 Kyle Rd	0.33mi	3/2.0 (+1)	1,008 (+2%)	12mo	$770,000	$764	62
32 Hampton Rd	0.45mi	2/1.0	900 (-9%)	8mo	$635,000	$706	57
8 Park Ln	0.71mi	2/2.0	1,000 (+1%)	9mo	$685,000	$685	53
4 Holiday Ct	0.40mi	3/2.0 (+1)	1,097 (+11%)	6mo	$700,000	$638	49
39 Foster Ave	0.46mi	2/2.0	900 (-9%)	14mo	$700,000	$778	48
39 Lynncliff Rd	0.51mi	3/2.0 (+1)	1,112 (+12%)	0mo	$790,000	$710	46
48 Foster Ave	0.55mi	1/1.0 (-1)	855 (-14%)	14mo	$740,000	$865	36
18 Lovell Rd	0.65mi	3/1.5 (+1)	1,100 (+11%)	12mo	$818,000	$744	34
94 Lynncliff Rd	0.68mi	3/1.5 (+1)	1,130 (+14%)	19mo	$910,000	$805	22

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: -12.5%
• Equity multiple: 0.53×
• Total profit: $-129,985
• Equity at exit: $147,612

10-year hold

• IRR: 2.3%
• Equity multiple: 1.19×
• Total profit: $53,930
• Equity at exit: $85,597

Cash invested: $277,200 (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: 173
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $7,477 medium
• Mortgage (P&I): −$5,192
• Tax from tax record: −$440 /mo · $5,276/yr
• Insurance: −$412
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,570
• Net cashflow: $-137

Break-even live

Break-even rent $7,650

Max offer price $965,866

Occupancy floor 97%

Sensitivity live

Price	-10% $424	-5% $144	+0% $-137	+5% $-417	+10% $-697
Rent	-10% $-727	-5% $-432	+0% $-137	+5% $159	+10% $454
Rate	-1.0pp $362	-0.5pp $115	base $-137	+0.5pp $-393	+1.0pp $-654

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: $247,500
• Closing costs: $29,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Bay Ave E Hampton Bays, NY	2.0	2.0	1000	$20,000	$20.00	16d	1	0.02mi
25 Gardners Ln Unit A Hampton Bays, NY	2.0	1.5	1000	$3,750	$3.75	26d	1	0.56mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	45d	1	0.62mi
68 Foster Ave #12 Hampton Bays, NY	2.0	1.5	1125	$18,000	$16.00	45d	1	0.66mi
62 Canoe Place Rd #627 Hampton Bays, NY	2.0	1.0	661	$4,500	$6.81	45d	1	1.18mi
49 Canoe Place Rd #212 Hampton Bays, NY	1.0	1.0	672	$3,700	$5.51	45d	1	1.22mi
18 Old Riverhead Rd Hampton Bays, NY	3.0	2.0	1056	$13,500	$12.78	26d	1	1.49mi
164 W Montauk Hwy Hampton Bays, NY	1.0–2.0	1.0–1.5	610	$4,195	$6.88	45d	1	1.50mi

Listing history 9 events

1. 2026-06-21
   days on market $990,000 Active 13 DOM
2. 2026-06-18
   days on market $990,000 Active 10 DOM
3. 2026-06-17
   days on market $990,000 Active 9 DOM
4. 2026-06-16
   days on market $990,000 Active 8 DOM
5. 2026-06-15
   days on market $990,000 Active 7 DOM
6. 2026-06-13
   days on market $990,000 Active 5 DOM
7. 2026-06-13
   days on market $990,000 Active 4 DOM
8. 2026-06-08
   remarks 435-char remark
9. 2026-06-08
   listed $990,000 Active 1 DOM

ⓘ 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: $5,276 · $440/mo
• Projected year-2 tax: $11,003 · $917/mo
• Expected delta: +$5,728/yr (+$477/mo · 108.6%)

ⓘ 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 · 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: $89,729
• − Mortgage interest: −$55,455
• − Property taxes: −$5,276
• − Insurance: −$4,950
• − Repairs & maintenance: −$7,178
• − Management: −$7,178
• − Depreciation: −$28,800
• Taxable loss: −$19,108
• Est. tax savings @ 24.0%: +$4,586
• After-tax cash flow: $2,947/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

+900.0% since first listed

16 events — show timeline

• 2026-06-08 Listed $990,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-05 Listed for Rent $20,000 ONEKEY
• 2024-08-16 Rental Removed $15,000 ONEKEY
• 2024-06-12 Price Changed $15,000 ONEKEY
• 2024-04-25 Price Changed $20,000 ONEKEY
• 2024-04-25 Listed for Rent $40,000 ONEKEY
• 2021-03-23 Sold (Public Records) $520,000 Public Records
• 2020-11-18 Sold (MLS) $20,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-08 Price Changed $539,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-14 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-29 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2019-09-13 Sold (Public Records) $305,000 Public Records
• 2019-08-21 Sold (MLS) $305,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-06-21 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 1998-12-24 Sold (Public Records) $99,000 Public Records

Property tax history

+6.5%/yr

Latest (2022): $5,276 · +0.0% YoY. Source: county tax records.