28 Huntting Rd · Northwest Harbor, NY 11937

$1,150,000

2 bd · 1.5 ba · 1,050 sqft · SingleFamily · 420 Days on market

Built 1997 Fair condition 0.30 ac lot $1095/sqft · 16% below area Est $1.367M · 16% under

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Why this score? — see what drove the A- 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
• ARV discount +14.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +6.8/10.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0
• 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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $5k ($60k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.15M).
• Recommended offer: $1.01M (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 7.4% 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: amenities F, commute F, cost of living 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.
• Zoned schools: John M Marshall Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 548 students, 51% FRL); East Hampton Middle School (math 39% / reading 60%, grade C, #280 of 729 statewide, top 40%, 265 students, 42% FRL); East Hampton High School (math 94% / reading 98%, grade A+, #71 of 1,100 statewide, top 7%, 1,015 students, 40% FRL) — zoned schools average 44% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+12.3%/yr); 219 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 $15,308/mo this rent would consume 141% of the median local household income ($130k/yr) — 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 420 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 420 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.33% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.71%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $1,366,890
• List price: $1,150,000
• Delta: -15.87%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Three Mile Harbor Rd	0.99mi	2/1.0	950 (-10%)	6mo	$1,250,000	$1,316	42
634 Stephen Hands Path	1.36mi	3/2.0 (+1)	950 (-10%)	4mo	$1,025,000	$1,079	39
9 Clinton St	1.49mi	3/3.0 (+1)	1,250 (+19%)	3mo	$1,087,500	$870	26
51 Cedar Ridge Dr	1.29mi	3/1.0 (+1)	1,300 (+24%)	18mo	$1,100,000	$846	18
35 Mcelnea St	0.59mi	3/3.0 (+1)	1,200 (+14%)	31mo	$1,200,000	$1,000	18

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: 15.4%
• Equity multiple: 1.65×
• Total profit: $210,579
• Equity at exit: $171,469

10-year hold

• IRR: 27.4%
• Equity multiple: 3.97×
• Total profit: $957,754
• 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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $2,300,000 ($2095/sqft)
• Median days on market: 73 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -37.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11937

• Rents YoY: 12.3%
• Active inventory: 219
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $15,308 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: −$3,215
• Net cashflow: $4,966

Break-even live

Break-even rent $9,022

Max offer price $1,150,000

Occupancy floor 63%

Sensitivity live

Price	-10% $5,617	-5% $5,292	+0% $4,966	+5% $4,641	+10% $4,315
Rent	-10% $3,757	-5% $4,362	+0% $4,966	+5% $5,571	+10% $6,176
Rate	-1.0pp $5,545	-0.5pp $5,259	base $4,966	+0.5pp $4,668	+1.0pp $4,365

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
• Club membership (one-time): —
• 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	93d	1	0.28mi
66 Crystal Dr East Hampton, NY	2.0	3.0	960	$20,000	$20.83	30d	1	0.70mi

Listing history 50 events

1. 2026-09-23
   days on market $1,150,000 Active 420 DOM
2. 2026-09-22
   days on market $1,150,000 Active 419 DOM
3. 2026-09-21
   days on market $1,150,000 Active 418 DOM
4. 2026-09-20
   days on market $1,150,000 Active 417 DOM
5. 2026-09-19
   days on market $1,150,000 Active 416 DOM
6. 2026-09-18
   days on market $1,150,000 Active 415 DOM
7. 2026-09-17
   days on market $1,150,000 Active 414 DOM
8. 2026-09-16
   days on market $1,150,000 Active 413 DOM
9. 2026-09-15
   days on market $1,150,000 Active 412 DOM
10. 2026-09-14
    days on market $1,150,000 Active 411 DOM
11. 2026-09-13
    days on market $1,150,000 Active 410 DOM
12. 2026-09-12
    days on market $1,150,000 Active 409 DOM
13. 2026-09-11
    days on market $1,150,000 Active 408 DOM
14. 2026-09-05
    days on market $1,150,000 Active 402 DOM
15. 2026-09-04
    days on market $1,150,000 Active 401 DOM
16. 2026-09-02
    days on market $1,150,000 Active 399 DOM
17. 2026-08-31
    days on market $1,150,000 Active 397 DOM
18. 2026-08-29
    days on market $1,150,000 Active 395 DOM
19. 2026-08-28
    days on market $1,150,000 Active 394 DOM
20. 2026-08-27
    days on market $1,150,000 Active 393 DOM
21. 2026-08-25
    days on market $1,150,000 Active 391 DOM
22. 2026-08-24
    days on market $1,150,000 Active 390 DOM
23. 2026-08-23
    days on market $1,150,000 Active 389 DOM
24. 2026-08-22
    days on market $1,150,000 Active 388 DOM
25. 2026-08-21
    days on market $1,150,000 Active 387 DOM
26. 2026-08-20
    days on market $1,150,000 Active 386 DOM
27. 2026-08-19
    days on market $1,150,000 Active 385 DOM
28. 2026-08-18
    days on market $1,150,000 Active 384 DOM
29. 2026-08-17
    days on market $1,150,000 Active 383 DOM
30. 2026-08-16
    days on market $1,150,000 Active 382 DOM
31. 2026-08-15
    days on market $1,150,000 Active 381 DOM
32. 2026-08-14
    days on market $1,150,000 Active 380 DOM
33. 2026-08-13
    days on market $1,150,000 Active 379 DOM
34. 2026-08-12
    days on market $1,150,000 Active 378 DOM
35. 2026-08-11
    days on market $1,150,000 Active 377 DOM
36. 2026-08-10
    days on market $1,150,000 Active 376 DOM
37. 2026-08-09
    days on market $1,150,000 Active 375 DOM
38. 2026-08-08
    days on market $1,150,000 Active 374 DOM
39. 2026-08-06
    days on market $1,150,000 Active 372 DOM
40. 2026-08-05
    days on market $1,150,000 Active 371 DOM
41. 2026-08-04
    days on market $1,150,000 Active 370 DOM
42. 2026-08-03
    days on market $1,150,000 Active 369 DOM
43. 2026-07-31
    days on market $1,150,000 Active 366 DOM
44. 2026-07-30
    days on market $1,150,000 Active 365 DOM
45. 2026-07-30
    days on market $1,150,000 Active 364 DOM
46. 2026-07-28
    days on market $1,150,000 Active 363 DOM
47. 2026-07-26
    days on market $1,150,000 Active 361 DOM
48. 2026-07-24
    days on market $1,150,000 Active 359 DOM
49. 2026-07-23
    days on market $1,150,000 Active 358 DOM
50. 2026-07-22
    days on market $1,150,000 Active 357 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: $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: $183,695
• − Mortgage interest: −$64,418
• − Property taxes: −$6,739
• − Insurance: −$6,416
• − Repairs & maintenance: −$14,696
• − Management: −$14,696
• − Depreciation: −$33,455
• Taxable income: $43,276
• Est. tax owed @ 24.0%: −$10,386
• After-tax cash flow: $49,209/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $26,250–$47,250 screening

The home is in fair condition with some minor repairs and maintenance needed, particularly in landscaping and fencing. Improvements in these areas can significantly enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Repairs flagged

• Minor Landscaping — Some areas of the lawn appear slightly overgrown.
• Minor Fencing — The white picket fence appears slightly worn and could benefit from a fresh coat of paint or replacement in some sections.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can significantly improve the home's visual appeal and attract more potential buyers or renters. ↑
• Both Painting the exterior and fencing — Painting the exterior and fencing can improve the home's curb appeal and make it look more inviting to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary John M Marshall Elementary School B- NY #745/2,108 Nat'l #7,252/41,679 Middle East Hampton Middle School C NY #280/729 Nat'l #3,585/14,009 High East Hampton High School A+ NY #71/1,100 Nat'l #103/17,239

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

C Composite livability gradescore 60/100

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 · 1,505,262 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: 14% of renters

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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%

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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%

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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

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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.