6 Woodruff Ln · Bridgehampton, NY 11932

$4,995,000

5 bd · 6.5 ba · 4,445 sqft · SingleFamily public records · 12 Days on market

Built 2006 0.70 ac lot

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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 +22.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Just Listed! Bridgehampton Surrounded by Reserve Set on 0.70 acres and surrounded by more than 38 acres of protected reserve, this exceptional estate offers approximately 4,500 square feet of thoughtfully designed luxury living. The home features five spacious bedrooms, six-and-a-half baths, a private office, library, formal dining room, and an expansive gourmet kitchen that opens seamlessly to the great room. Entertaining is effortless with a wet bar, butler's pantry, and an array of premium amenities throughout. Outdoor living is equally impressive, highlighted by a large covered porch overlooking the heated gunite pool and beautifully landscaped grounds. Additional features include a thr

Key facts

• Wet bar
• Landscaped grounds
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• WET BAR
• BUTLER'S PANTRY
• HEATED GUNITE POOL
• LANDSCAPED GROUNDS
• SUPERIOR CONSTRUCTION

Property features AI

Exterior

• Parking: Attached garage; 3 garage spaces; No carport
• Utilities: Cesspool sewer; Cable available
• Home design: Single family residence
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: Private pool; Not waterfront

Interior

• Kitchen: Cooktop; Gas cooktop; Gas range; Oven; Dishwasher; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Wood flooring
• Bathrooms: 6 full bathrooms; 1 half bathroom
• Heating & cooling: Hot air heating; Central air conditioning; 1 fireplace in the living room
• Interior features: First-floor bedroom; Full attic; 16 total rooms
• Laundry & utility: Washer; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 5-bed/6.5-bath single-family listed at $5.00M.

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 ($54k rent vs $5.00M).

Location & tenants

• Location reads 62/100 on livability (#874 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools B; Watch: amenities F, commute F, cost of living F.
• Bridgehampton Union Free School District (rural): math 50% / reading 40% proficiency, ranked #511 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 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 $54,391/mo this rent would consume 376% of the median local household income ($174k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $534k of equity ($35k loan paydown + $500k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $1.40M cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$858k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $2.25M; list at $5.00M implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,995,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 3.33×
• Total profit: $3,259,400
• Equity at exit: $4,499,892

10-year hold

• IRR: 25.7%
• Equity multiple: 7.56×
• Total profit: $9,176,815
• Equity at exit: $9,704,186

Cash invested: $1,398,600 (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 11932

• Home prices YoY: 2.9%
• Active inventory: 24
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $54,391 medium
• Mortgage (P&I): −$26,194
• Tax est. 1.5%: −$6,244 /mo · $74,925/yr
• Insurance: −$2,081
• HOA: −$0
• Vacancy / Maint / Mgmt: −$11,422
• Net cashflow: $8,450

Break-even live

Break-even rent $43,695

Max offer price $4,995,000

Occupancy floor 79%

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: $1,248,750
• Closing costs: $149,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Lumber Ln Bridgehampton, NY	5.0	3.5	3200	$50,000	$15.62	24d	1	0.91mi
491 Butter Ln Bridgehampton, NY	5.0	5.0	4800	$30,000	$6.25	43d	1	1.07mi

Listing history 9 events

1. 2026-06-18
   days on market $4,995,000 Active 12 DOM
2. 2026-06-17
   days on market $4,995,000 Active 11 DOM
3. 2026-06-16
   days on market $4,995,000 Active 10 DOM
4. 2026-06-15
   days on market $4,995,000 Active 9 DOM
5. 2026-06-13
   days on market $4,995,000 Active 7 DOM
6. 2026-06-09
   days on market $4,995,000 Active 3 DOM
7. 2026-06-08
   days on market $4,995,000 Active 2 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $4,995,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 19 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: $652,695
• − Mortgage interest: −$279,798
• − Property taxes: −$74,925
• − Insurance: −$24,975
• − Repairs & maintenance: −$52,216
• − Management: −$52,216
• − Depreciation: −$145,309
• Taxable income: $23,257
• Est. tax owed @ 24.0%: −$5,582
• After-tax cash flow: $95,816/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: Bridgehampton Union Free School District
• NCES district ID: 3605370
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $69,915
• Composite: 42.79/100
• National rank: #6761
• State rank: #511 of 755 in NY

Livability — Bridgehampton

• Score: 62/100
• State rank: #874
• US rank: #16891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgehampton, NY
• County: Suffolk County · 679,920 people
• City population: 725
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 725
• Household income: $173,672
• Rent vs Own: 10.7% rent · 89.3% own

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Black 10% Two or more races 6%
• Hispanic origin (detail): Mexican 12% Dominican 10%
• Common ancestry: Italian 5% Romanian 3% Scotch-Irish 3%
• Foreign-born: 32% · Canada, China
• Languages at home: 71% English-only · Spanish 17% Russian/Polish/Slavic 6% French/Haitian/Cajun 6%

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: ▲ 15.37%
• Current HPI: 546.5294
• Rent YoY: —
• 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

+1652.6% since first listed

4 events — show timeline

• 2026-06-05 Listed $4,995,000 OneKey® MLS as Distributed by MLS Grid
• 2015-01-12 Sold (Public Records) $2,250,000 Public Records
• 2004-11-12 Sold (Public Records) $416,000 Public Records
• 2002-11-15 Sold (Public Records) $285,000 Public Records

Property tax history

+4.0%/yr

Latest (2022): $8,924 · +0.0% YoY. Source: county tax records.