11 Columbia St · Sag Harbor, NY 11963

$1,495,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 14 Days on market

Built 1970 0.49 ac lot Est $1891k · 21% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks

100K REDUCTION FOR Prime SAG HARBOR VILLAGE HOME ABOVE AVERAGE SIZE LOT FOR SAG HARBOR VILLAGE. ROOM FOR POOL. GREAT INVESTMENT!! WHILE SECURING ENTITLEMENTS TO BUILD YOUR DREAM COMPOUND.

Key facts

• Above average lot
• Move in ready
• Room for pool

Tags

• SAG HARBOR VILLAGE HOME
• ABOVE AVERAGE LOT
• MOVE IN READY
• ROOM FOR POOL
• GREAT INVESTMENT RENTAL

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: PSEG electric; Natural gas available; Electricity connected; Water connected; Septic tank; Cable connected; Public trash collection
• Home design: Single-family residence; Actual condition
• Construction: Clapboard, frame, and wood siding construction
• Exterior features: Back-yard fencing; Shed(s); Not waterfront

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: First-floor bedroom
• Flooring: Hardwood; Linoleum; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Open floor plan; Open kitchen; Partially finished basement; Crawl attic; One level (single-story)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $8k ($101k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.50M).

Location & tenants

• Location reads 70/100 on livability (#427 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A; Watch: amenities F, commute F, cost of living F.
• Sag Harbor Union Free School District (suburban): math 54% / reading 70% proficiency, ranked #175 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Sag Harbor Elementary School (math 47% / reading 72%, grade B-, #745 of 2,108 statewide, top 39%, 426 students, 22% FRL); Pierson Middle/High School (math 61% / reading 72%, grade B, #763 of 1,100 statewide, top 69%, 525 students, 25% FRL) — zoned schools average 24% FRL vs 8% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.8%/yr); 65 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $23,685/mo this rent would consume 222% of the median local household income ($128k/yr) (locally 95% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $148k of equity ($10k loan paydown + $137k appreciation (9.2% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.2% appreciation + 8.0% rent growth), your $419k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$237k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $230k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,495,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.02%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $1,890,740
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Madison St	0.62mi	3/2.0	1,628 (-2%)	5mo	$1,855,000	$1,139	63
57 Palmer Ter	0.49mi	3/2.0	1,500 (-10%)	1mo	$2,000,000	$1,333	60
32 Palmer Ter	0.43mi	3/1.5	1,788 (+8%)	12mo	$2,725,000	$1,524	55
4538 Noyac Rd	0.28mi	3/2.5	1,870 (+13%)	20mo	$1,650,000	$882	47
24 Bayview Rd	0.73mi	3/2.0	1,800 (+8%)	14mo	$1,320,000	$733	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.19% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 4.32×
• Total profit: $1,390,977
• Equity at exit: $1,259,059

10-year hold

• IRR: 40.7%
• Equity multiple: 10.48×
• Total profit: $3,969,349
• Equity at exit: $2,626,946

Cash invested: $418,600 (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 11963

• Home prices YoY: 1.9%
• Rents YoY: 10.8%
• Active inventory: 65
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $23,685 medium
• Mortgage (P&I): −$7,840
• Tax est. 1.5%: −$1,869 /mo · $22,425/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,974
• Net cashflow: $8,380

Break-even live

Break-even rent $13,078

Max offer price $1,495,000

Occupancy floor 60%

Sensitivity live

Price	-10% $9,413	-5% $8,896	+0% $8,380	+5% $7,863	+10% $7,347
Rent	-10% $6,509	-5% $7,444	+0% $8,380	+5% $9,315	+10% $10,251
Rate	-1.0pp $9,133	-0.5pp $8,760	base $8,380	+0.5pp $7,993	+1.0pp $7,598

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: $373,750
• Closing costs: $44,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
364 Main St Unit B Sag Harbor, NY	3.0	1.0	1200	$35,000	$29.17	22d	1	0.15mi
1008 Middle Line Hwy Sag Harbor, NY	3.0	3.0	1904	$30,000	$15.76	0d	1	0.53mi
68 W Water St Sag Harbor, NY	3.0	2.0	1740	$40,000	$22.99	44d	1	0.72mi
15 Mount Misery Dr Sag Harbor, NY	3.0	3.0	1848	$75,000	$40.58	22d	1	1.11mi
15 Mount Misery Dr Sag Harbor, NY	3.0	3.0	1848	$25,000	$13.53	0d	1	1.11mi
47 Cliff Dr Sag Harbor, NY	3.0	2.0	1360	$8,000	$5.88	19d	1	1.18mi

Listing history 11 events

1. 2026-06-18
   days on market $1,495,000 Active 14 DOM
2. 2026-06-18
   remarks 187-char remark
3. 2026-06-18
   price $1,495,000 Active 13 DOM
4. 2026-06-17
   days on market $1,595,000 Active 13 DOM
5. 2026-06-16
   days on market $1,595,000 Active 12 DOM
6. 2026-06-15
   days on market $1,595,000 Active 11 DOM
7. 2026-06-13
   days on market $1,595,000 Active 9 DOM
8. 2026-06-09
   days on market $1,595,000 Active 5 DOM
9. 2026-06-08
   days on market $1,595,000 Active 4 DOM
10. 2026-06-07
    remarks 174-char remark
11. 2026-06-07
    listed $1,595,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $284,226
• − Mortgage interest: −$83,743
• − Property taxes: −$22,425
• − Insurance: −$7,475
• − Repairs & maintenance: −$22,738
• − Management: −$22,738
• − Depreciation: −$43,491
• Taxable income: $81,615
• Est. tax owed @ 24.0%: −$19,588
• After-tax cash flow: $80,971/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: Sag Harbor Union Free School District
• NCES district ID: 3625380
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 70% ▲ 7.00%
• Median HH income: $81,547
• Composite: 55.69/100
• National rank: #1222
• State rank: #175 of 590 in NY

Livability — Sag Harbor

• Score: 70/100
• State rank: #427
• US rank: #7428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sag Harbor, NY
• County: Suffolk County · 679,920 people
• City population: 8,114
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 8,390
• Household income: $127,746
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 95.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 11% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 5% 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: ▲ 9.19%
• Current HPI: 499.3304
• Rent YoY: ▲ 10.76%
• 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

+136.3% since first listed

5 events — show timeline

• 2026-06-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-06-05 Price Changed $1,595,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-03 Price Changed $1,625,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $1,725,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-03 Listed $675,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-6.7%/yr

Latest (2025): $1,187 · +0.0% YoY. Source: county tax records.