65 Edwards Hole Rd · Northwest Harbor, NY 11937

$2,250,000

3 bd · 2.5 ba · 2,000 sqft · SingleFamily · 278 Days on market

Built 1995 0.50 ac lot $1125/sqft · at area comps Est $2158k · at est.

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Why this score? — see what drove the C- 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 +18.6/30.0
• DSCR +5.9/10.0
• Schools +5.8/10.0
• ARV discount +5.6/15.0
• Rent growth +5.0/5.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Renovation Between Sag Harbor and East Hampton Perfectly positioned between Sag Harbor Village and East Hampton Village, this turnkey, sun-drenched retreat offers seamless indoor-outdoor living with timeless style and comfort. Set on a quiet, tree-lined street surrounded by multi-million dollar homes, the property is a hidden gem offering both privacy and proximity to the best of the Hamptons. A long, stone driveway introduces the home, framed by mature landscaping and ample parking. Designed for effortless entertaining, the residence features expansive wraparound decking, multiple outdoor dining areas, and a spacious open-air living room that overlooks a heated pool, spa, and outdoor shower-all set against a peaceful backdrop of native foliage. Inside, the open-concept main level is bathed in natural light and anchored by a generous great room with a wood-burning fireplace. The eat-in kitchen flows easily to the outdoor dining terrace, making al fresco meals a daily pleasure. The main level also hosts the primary bedroom suite, complete with a private balcony and en-suite bath. The lower level offers two beautifully appointed guest bedrooms, each with direct access to the pool and outdoor living spaces-perfect for accommodating guests while maintaining privacy. Additional amenities include central air, hardwood flooring, and low-maintenance grounds ideal for seasonal or year-round use. The home is surrounded by scenic trails and is mere minutes from serene bay beaches, offering the perfect blend of active living and laid-back luxury. Whether you're seeking a full-time residence or a weekend escape, this impeccably renovated home delivers the best of the Hamptons lifestyle in a tranquil, investment-worthy setting.

Key facts

• Turnkey renovation
• Private balcony
• En-suite bath

Tags

• TURNKEY RENOVATION
• OUTDOOR DINING AREAS
• HEATED POOL
• OUTDOOR SHOWER
• PRIVATE BALCONY
• EN-SUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $2.25M.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.01M (10.8% below list).
• Recommended offer: $1.98M (12.0% below list) — sets the bar for market timing.

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; 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 $20,073/mo this rent would consume 185% 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 $16k of loan paydown is wiped out by about $68k 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 $630k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($1.98M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $1.65M; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $1,980,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $2,157,942
• List price: $2,250,000
• Delta: 4.27%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-119,662
• Equity at exit: $335,482

10-year hold

• IRR: 9.5%
• Equity multiple: 1.88×
• Total profit: $555,048
• Equity at exit: $194,539

Cash invested: $630,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $20,073 medium
• Mortgage (P&I): −$11,799
• Tax from tax record: −$928 /mo · $11,132/yr
• Insurance: −$938
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,215
• Net cashflow: $2,194

Break-even live

Break-even rent $17,297

Max offer price $2,250,000

Occupancy floor 84%

Sensitivity live

Price	-10% $3,467	-5% $2,830	+0% $2,194	+5% $1,557	+10% $920
Rent	-10% $608	-5% $1,401	+0% $2,194	+5% $2,986	+10% $3,779
Rate	-1.0pp $3,327	-0.5pp $2,766	base $2,194	+0.5pp $1,611	+1.0pp $1,017

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: $562,500
• Closing costs: $67,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
546 Wainscott Nw Rd Wainscott, NY	4.0	2.5	1840	$29,500	$16.03	0d	1	0.55mi
33 Oak Hill Ln East Hampton, NY	4.0	3.0	2350	$55,000	$23.40	25d	1	0.98mi
24 Brandywine Dr Sag Harbor, NY	4.0	3.0	2290	$75,000	$32.75	23d	1	1.07mi
3 Oak Hill Ln East Hampton, NY	4.0	3.5	2000	$90,000	$45.00	44d	1	1.22mi
15 Mount Misery Dr Sag Harbor, NY	3.0	3.0	1848	$75,000	$40.58	23d	1	1.49mi
15 Mount Misery Dr Sag Harbor, NY	3.0	3.0	1848	$25,000	$13.53	0d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $2,250,000 Active 278 DOM
2. 2026-06-18
   days on market $2,250,000 Active 275 DOM
3. 2026-06-17
   days on market $2,250,000 Active 274 DOM
4. 2026-06-16
   days on market $2,250,000 Active 273 DOM
5. 2026-06-15
   days on market $2,250,000 Active 272 DOM
6. 2026-06-13
   days on market $2,250,000 Active 270 DOM
7. 2026-06-13
   days on market $2,250,000 Active 269 DOM
8. 2026-06-09
   days on market $2,250,000 Active 266 DOM
9. 2026-06-08
   days on market $2,250,000 Active 265 DOM
10. 2026-06-07
    days on market $2,250,000 Active 264 DOM
11. 2026-06-04
    days on market $2,250,000 Active 261 DOM
12. 2026-06-03
    days on market $2,250,000 Active 260 DOM
13. 2026-06-02
    days on market $2,250,000 Active 259 DOM
14. 2026-06-01
    days on market $2,250,000 Active 258 DOM
15. 2026-05-31
    days on market $2,250,000 Active 257 DOM
16. 2026-02-28
    price $2,250,000 1751-char remark

    Show marketing remark (1751 chars)

    Turnkey Renovation Between Sag Harbor and East Hampton Perfectly positioned between Sag Harbor Village and East Hampton Village, this turnkey, sun-drenched retreat offers seamless indoor-outdoor living with timeless style and comfort. Set on a quiet, tree-lined street surrounded by multi-million dollar homes, the property is a hidden gem offering both privacy and proximity to the best of the Hamptons. A long, stone driveway introduces the home, framed by mature landscaping and ample parking. Designed for effortless entertaining, the residence features expansive wraparound decking, multiple outdoor dining areas, and a spacious open-air living room that overlooks a heated pool, spa, and outdoor shower-all set against a peaceful backdrop of native foliage. Inside, the open-concept main level is bathed in natural light and anchored by a generous great room with a wood-burning fireplace. The eat-in kitchen flows easily to the outdoor dining terrace, making al fresco meals a daily pleasure. The main level also hosts the primary bedroom suite, complete with a private balcony and en-suite bath. The lower level offers two beautifully appointed guest bedrooms, each with direct access to the pool and outdoor living spaces-perfect for accommodating guests while maintaining privacy. Additional amenities include central air, hardwood flooring, and low-maintenance grounds ideal for seasonal or year-round use. The home is surrounded by scenic trails and is mere minutes from serene bay beaches, offering the perfect blend of active living and laid-back luxury. Whether you're seeking a full-time residence or a weekend escape, this impeccably renovated home delivers the best of the Hamptons lifestyle in a tranquil, investment-worthy setting.

17. 2025-09-16
    listed $2,350,000 Active 1751-char remark

    Show marketing remark (1751 chars)

    Turnkey Renovation Between Sag Harbor and East Hampton Perfectly positioned between Sag Harbor Village and East Hampton Village, this turnkey, sun-drenched retreat offers seamless indoor-outdoor living with timeless style and comfort. Set on a quiet, tree-lined street surrounded by multi-million dollar homes, the property is a hidden gem offering both privacy and proximity to the best of the Hamptons. A long, stone driveway introduces the home, framed by mature landscaping and ample parking. Designed for effortless entertaining, the residence features expansive wraparound decking, multiple outdoor dining areas, and a spacious open-air living room that overlooks a heated pool, spa, and outdoor shower-all set against a peaceful backdrop of native foliage. Inside, the open-concept main level is bathed in natural light and anchored by a generous great room with a wood-burning fireplace. The eat-in kitchen flows easily to the outdoor dining terrace, making al fresco meals a daily pleasure. The main level also hosts the primary bedroom suite, complete with a private balcony and en-suite bath. The lower level offers two beautifully appointed guest bedrooms, each with direct access to the pool and outdoor living spaces-perfect for accommodating guests while maintaining privacy. Additional amenities include central air, hardwood flooring, and low-maintenance grounds ideal for seasonal or year-round use. The home is surrounded by scenic trails and is mere minutes from serene bay beaches, offering the perfect blend of active living and laid-back luxury. Whether you're seeking a full-time residence or a weekend escape, this impeccably renovated home delivers the best of the Hamptons lifestyle in a tranquil, investment-worthy setting.

18. 2022-02-23
    soldstatus $1,650,000
19. 2022-01-22
    soldstatus $1,650,000 Closed 64-char remark

    Show marketing remark (64 chars)

    , Additional information: Interior Features:Guest Quarters,Lr/Dr

20. 2021-10-30
    listed $1,695,000 Active 64-char remark

    Show marketing remark (64 chars)

    , Additional information: Interior Features:Guest Quarters,Lr/Dr

21. 2021-05-26
    soldstatus $1,445,000
22. 2016-06-03
    soldstatus $1,025,000
23. 2013-09-10
    soldstatus $915,000
24. 2007-10-03
    soldstatus $864,400
25. 2002-07-10
    soldstatus $468,500

ⓘ 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: $11,132 · $928/mo
• Projected year-2 tax: $24,578 · $2,048/mo
• Expected delta: +$13,447/yr (+$1,121/mo · 120.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $240,880
• − Mortgage interest: −$126,035
• − Property taxes: −$11,132
• − Insurance: −$11,250
• − Repairs & maintenance: −$19,270
• − Management: −$19,270
• − Depreciation: −$65,455
• Taxable loss: −$11,532
• Est. tax savings @ 24.0%: +$2,768
• After-tax cash flow: $29,090/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

+380.3% since first listed

10 events — show timeline

• 2026-02-28 Price Changed $2,250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-16 Listed $2,350,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-23 Sold (Public Records) $1,650,000 Public Records
• 2022-01-22 Sold (MLS) $1,650,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-30 Listed $1,695,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-26 Sold (Public Records) $1,445,000 Public Records
• 2016-06-03 Sold (Public Records) $1,025,000 Public Records
• 2013-09-10 Sold (Public Records) $915,000 Public Records
• 2007-10-03 Sold (Public Records) $864,400 Public Records
• 2002-07-10 Sold (Public Records) $468,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $11,132 · +0.0% YoY. Source: county tax records.