28 Huntting Rd · Northwest Harbor, NY 11937

$1,150,000

2 bd · 1.5 ba · 1,050 sqft · SingleFamily · 323 Days on market

Built 1997 0.30 ac lot $1095/sqft · 25% above area Est $922k · 25% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a private road in the coveted Northwest Harbor—one of East Hampton’s most desirable areas—this charming Saltbox-style home offers the perfect blend of comfort, privacy, and summer-ready amenities. Featuring 2 bedrooms and 2 bathrooms, this home includes a cozy fireplace, a light-filled dining room, and a full basement with endless potential. Step outside to enjoy your own in-ground pool, perfect for relaxing or entertaining. Just minutes from pristine beaches, local shops, and all the best East Hampton has to offer, this is an ideal retreat for summer getaways or a smart investment for rental income. Don’t miss this hidden gem! Some photos have been digitally photographed.

Key facts

• Private road
• In-ground pool
• Full basement

Tags

• PRIVATE ROAD
• IN-GROUND POOL
• FULL BASEMENT
• LIGHT-FILLED DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.15M).
• Recommended offer: $1.01M (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 7.8% in Northwest Harbor — 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 60/100 on livability (#1,007 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: schools D+, amenities F, commute F.
• East Hampton Union Free School District (town): math 62% / reading 66% proficiency, ranked #159 of 590 in NY (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $15,890/mo this rent would consume 147% of the median local household income ($130k/yr) (locally 896% 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 $8k of loan paydown is wiped out by about $34k 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 $322k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($1.01M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,012,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.38% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.43%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (median comp): $921,533
• List price: $1,150,000
• Delta: 24.79%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.75×
• Total profit: $242,930
• Equity at exit: $171,469

10-year hold

• IRR: 29.3%
• Equity multiple: 4.22×
• Total profit: $1,037,637
• Equity at exit: $99,431

Cash invested: $322,000 (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 11937

• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $15,890 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$562 /mo · $6,739/yr
• Insurance: −$479
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,337
• Net cashflow: $5,426

Break-even live

Break-even rent $9,022

Max offer price $1,150,000

Occupancy floor 61%

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Three Mile Harbor Rd East Hampton, NY	2.0	1.0	1100	$5,500	$5.00	1d	1	0.28mi
66 Crystal Dr East Hampton, NY	2.0	3.0	960	$20,000	$20.83	1d	1	0.70mi

Listing history 21 events

1. 2026-06-18
   days on market $1,150,000 Active 323 DOM
2. 2026-06-17
   days on market $1,150,000 Active 322 DOM
3. 2026-06-16
   days on market $1,150,000 Active 321 DOM
4. 2026-06-15
   days on market $1,150,000 Active 320 DOM
5. 2026-06-13
   days on market $1,150,000 Active 318 DOM
6. 2026-06-13
   days on market $1,150,000 Active 317 DOM
7. 2026-06-09
   days on market $1,150,000 Active 314 DOM
8. 2026-06-08
   days on market $1,150,000 Active 313 DOM
9. 2026-06-07
   days on market $1,150,000 Active 312 DOM
10. 2026-06-04
    days on market $1,150,000 Active 309 DOM
11. 2026-06-03
    days on market $1,150,000 Active 308 DOM
12. 2026-06-02
    days on market $1,150,000 Active 307 DOM
13. 2026-06-01
    days on market $1,150,000 Active 306 DOM
14. 2026-05-31
    days on market $1,150,000 Active 305 DOM
15. 2026-02-02
    price $1,150,000 720-char remark

    Show marketing remark (720 chars)

    Tucked away on a private road in the coveted Northwest Harbor—one of East Hampton’s most desirable areas—this charming Saltbox-style home offers the perfect blend of comfort, privacy, and summer-ready amenities. Featuring 2 bedrooms and 2 bathrooms, this home includes a cozy fireplace, a light-filled dining room, and a full basement with endless potential. Step outside to enjoy your own in-ground pool, perfect for relaxing or entertaining. Just minutes from pristine beaches, local shops, and all the best East Hampton has to offer, this is an ideal retreat for summer getaways or a smart investment for rental income. Don’t miss this hidden gem! Some photos have been digitally photographed.

16. 2026-02-02
    status Active 720-char remark

    Show marketing remark (720 chars)

    Tucked away on a private road in the coveted Northwest Harbor—one of East Hampton’s most desirable areas—this charming Saltbox-style home offers the perfect blend of comfort, privacy, and summer-ready amenities. Featuring 2 bedrooms and 2 bathrooms, this home includes a cozy fireplace, a light-filled dining room, and a full basement with endless potential. Step outside to enjoy your own in-ground pool, perfect for relaxing or entertaining. Just minutes from pristine beaches, local shops, and all the best East Hampton has to offer, this is an ideal retreat for summer getaways or a smart investment for rental income. Don’t miss this hidden gem! Some photos have been digitally photographed.

17. 2025-05-25
    listed $1,199,999 Active 720-char remark

    Show marketing remark (720 chars)

    Tucked away on a private road in the coveted Northwest Harbor—one of East Hampton’s most desirable areas—this charming Saltbox-style home offers the perfect blend of comfort, privacy, and summer-ready amenities. Featuring 2 bedrooms and 2 bathrooms, this home includes a cozy fireplace, a light-filled dining room, and a full basement with endless potential. Step outside to enjoy your own in-ground pool, perfect for relaxing or entertaining. Just minutes from pristine beaches, local shops, and all the best East Hampton has to offer, this is an ideal retreat for summer getaways or a smart investment for rental income. Don’t miss this hidden gem! Some photos have been digitally photographed.

18. 2023-10-06
    soldstatus $1,100,000
19. 2023-10-06
    soldstatus $1,100,000
20. 1998-04-06
    soldstatus $199,000
21. 1988-01-11
    soldstatus $146,000

ⓘ 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: $6,739 · $562/mo
• Projected year-2 tax: $13,087 · $1,091/mo
• Expected delta: +$6,348/yr (+$529/mo · 94.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $190,675
• − Mortgage interest: −$64,418
• − Property taxes: −$6,739
• − Insurance: −$6,416
• − Repairs & maintenance: −$15,254
• − Management: −$15,254
• − Depreciation: −$33,455
• Taxable income: $49,139
• Est. tax owed @ 24.0%: −$11,793
• After-tax cash flow: $53,316/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: East Hampton Union Free School District
• NCES district ID: 3609660
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $86,309
• Composite: 57.85/100
• National rank: #1046
• State rank: #159 of 590 in NY

Livability — Northwest Harbor

• Score: 60/100
• State rank: #1007
• US rank: #19577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northwest Harbor, NY
• County: Suffolk County · 679,920 people
• City population: 21,806
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,882
• Household income: $129,883
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 896.0

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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 23% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Italian 2%
• Foreign-born: 25% · Canada, Guatemala, Jamaica
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -285.21%
• Current HPI: 444.1499
• Rent YoY: ▲ 12.28%
• 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

+687.7% since first listed

7 events — show timeline

• 2026-02-02 Price Changed $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-25 Listed $1,199,999 OneKey® MLS as Distributed by MLS Grid
• 2023-10-06 Sold (Public Records) $1,100,000 Public Records
• 2023-10-06 Sold (Public Records) $1,100,000 Public Records
• 1998-04-06 Sold (Public Records) $199,000 Public Records
• 1988-01-11 Sold (Public Records) $146,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,739 · +0.0% YoY. Source: county tax records.