719 N Sea Rd · North Sea, NY 11968

$1,099,990

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 36 Days on market

Built 1991 Average condition 7,405 sqft lot 2-car garage $881/sqft · 15% below area Est $1.3M · 15% under

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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 +29.3/30.0
• ARV discount +14.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +5.0/5.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the beautiful Town of Southampton, where coastal charm meets everyday convenience. This versatile property features 3 bedrooms, 1 full bath, and a bonus room, offering flexibility for living, working, or investing. A detached garage adds even more value and potential for storage, workspace, or future expansion. Inside, the home includes stainless steel appliances and an updated Navien boiler system, providing modern efficiency, reliability, and long-term savings. The layout is comfortable and functional, ready for personal touches or business-minded customization.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1991

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.10M. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.10M).
• Recommended offer: $1.07M (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 6.1% in North Sea — 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 58/100 on livability (#1,063 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: housing C-, amenities F, commute F.
• Southampton Union Free School District (suburban): math 53% / reading 51% proficiency, ranked #293 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Southampton Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 376 students, 51% FRL); Southampton Intermediate School (math 30% / reading 47%, grade F, #437 of 729 statewide, top 60%, 363 students, 44% FRL); Southampton High School (math 98%, 595 students, 48% FRL) — zoned schools average 48% FRL vs 30% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+14.6%/yr); 138 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $14,496/mo this rent would consume 111% of the median local household income ($156k/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 $33k 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 $308k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $1.10M implies a 857% gain — meaningful room to come down on a strong offer.

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 $1,066,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.32% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $1,300,313
• List price: $1,099,990
• Delta: -15.41%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 N Sea Mecox Rd	0.52mi	3/2.0 (+1)	1,300 (+4%)	8mo	$2,350,000	$1,808	53
197 W Prospect St	0.89mi	2/1.5	1,000 (-20%)	6mo	$950,000	$950	33
14 Trout Ln	0.81mi	3/1.0 (+1)	1,404 (+12%)	14mo	$899,000	$640	28
155 Little Fresh Pond Rd	1.02mi	3/3.0 (+1)	1,400 (+12%)	5mo	$999,000	$714	27
139 N Magee St	0.82mi	3/2.0 (+1)	1,142 (-8%)	19mo	$960,000	$841	26

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: 11.1%
• Equity multiple: 1.47×
• Total profit: $143,791
• Equity at exit: $164,012

10-year hold

• IRR: 23.9%
• Equity multiple: 3.57×
• Total profit: $790,520
• Equity at exit: $95,107

Cash invested: $307,997 (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: 1 active
• Median asking: $3,600,000 ($2483/sqft)
• Median days on market: 365 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -58.0% vs current asking $/sqft

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

ZIP-level market 11968

• Home prices YoY: -28.6%
• Rents YoY: 14.6%
• Active inventory: 138
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $14,496 medium
• Mortgage (P&I): −$5,768
• Tax est. 1.5%: −$1,375 /mo · $16,500/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,044
• Net cashflow: $3,850

Break-even live

Break-even rent $9,623

Max offer price $1,099,990

Occupancy floor 68%

Sensitivity live

Price	-10% $4,610	-5% $4,230	+0% $3,850	+5% $3,470	+10% $3,090
Rent	-10% $2,705	-5% $3,277	+0% $3,850	+5% $4,423	+10% $4,995
Rate	-1.0pp $4,404	-0.5pp $4,130	base $3,850	+0.5pp $3,565	+1.0pp $3,275

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: $274,998
• Closing costs: $33,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Little Fresh Pond Rd Southampton, NY	3.0	3.0	1404	$19,500	$13.89	40d	1	1.02mi
10 Henry St Southampton, NY	2.0	2.0	1025	$45,000	$43.90	139d	1	1.10mi
393 Hill St Southampton, NY	3.0	2.0	1345	$35,000	$26.02	139d	1	1.33mi
278 Big Fresh Pond Rd Southampton, NY	3.0	1.5	1400	$35,000	$25.00	120d	1	1.43mi

Property features AI

Exterior

• Parking: DrivewayGarage with garage door opener2-car garage
• Utilities: Cesspool sewerElectricity availableNatural gas availablePublic trash collectionPublic water available
• Home design: Single-family residenceBi-level
• Construction: Frame construction
• Exterior features: Frame constructionNot waterfront

Interior

• Kitchen: Convection ovenENERGY STAR qualified appliancesRefrigeratorStainless steel appliances
• Bedrooms: Total rooms: 6 (includes bedrooms and other rooms)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingENERGY STAR qualified heating equipmentWall/window air conditioning units
• Interior features: First-floor bedroomFirst-floor full bathroomOpen kitchenPrimary bathroomMaster suite on the main levelBi-level layoutFull basement with storage, unfinished space and walk-out access
• Laundry & utility: Laundry located in the basementTankless water heater

Listing history 29 events

1. 2026-07-06
   days on market $1,099,990 Active 36 DOM
2. 2026-07-05
   days on market $1,099,990 Active 35 DOM
3. 2026-07-03
   days on market $1,099,990 Active 34 DOM
4. 2026-07-02
   days on market $1,099,990 Active 33 DOM
5. 2026-07-01
   days on market $1,099,990 Active 32 DOM
6. 2026-06-30
   days on market $1,099,990 Active 31 DOM
7. 2026-06-29
   days on market $1,099,990 Active 30 DOM
8. 2026-06-28
   days on market $1,099,990 Active 29 DOM
9. 2026-06-27
   days on market $1,099,990 Active 28 DOM
10. 2026-06-26
    days on market $1,099,990 Active 27 DOM
11. 2026-06-24
    days on market $1,099,990 Active 25 DOM
12. 2026-06-22
    days on market $1,099,990 Active 23 DOM
13. 2026-06-21
    days on market $1,099,990 Active 22 DOM
14. 2026-06-18
    days on market $1,099,990 Active 19 DOM
15. 2026-06-17
    days on market $1,099,990 Active 18 DOM
16. 2026-06-16
    days on market $1,099,990 Active 17 DOM
17. 2026-06-15
    days on market $1,099,990 Active 16 DOM
18. 2026-06-13
    days on market $1,099,990 Active 14 DOM
19. 2026-06-13
    days on market $1,099,990 Active 13 DOM
20. 2026-06-09
    days on market $1,099,990 Active 10 DOM
21. 2026-06-08
    days on market $1,099,990 Active 9 DOM
22. 2026-06-07
    days on market $1,099,990 Active 8 DOM
23. 2026-06-04
    days on market $1,099,990 Active 5 DOM
24. 2026-06-03
    days on market $1,099,990 Active 4 DOM
25. 2026-06-02
    days on market $1,099,990 Active 3 DOM
26. 2026-06-01
    days on market $1,099,990 Active 2 DOM
27. 2026-05-31
    statusdays on market $1,099,990 Active 1 DOM
28. 2026-05-27
    historical $1,099,990
29. 1999-02-05
    soldstatus $115,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $173,952
• − Mortgage interest: −$61,617
• − Property taxes: −$16,500
• − Insurance: −$5,500
• − Repairs & maintenance: −$13,916
• − Management: −$13,916
• − Depreciation: −$32,000
• Taxable income: $30,503
• Est. tax owed @ 24.0%: −$7,321
• After-tax cash flow: $38,880/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 · 7 photos

Average 55/100 Cosmetic rehab Est. rehab $6,240–$18,720 screening

This single-family home in North Sea, NY, offers a good starting point with a Navien boiler system and hardwood floors. It needs some cosmetic updates, such as repainting and trimming landscaping, to enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood Appliances stainless steel

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Moderate Exterior siding — Weathered and discolored, needs repainting.
• Minor Landscaping — Overgrown areas need trimming and mulching.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Rental Trim landscaping — Well-maintained landscaping improves curb appeal and attracts tenants. ↑
• Resale Repaint exterior siding — Fresh paint improves curb appeal and property value. ↑
• Both Replace HVAC filters — Fresh air and energy efficiency improve comfort and reduce utility costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Southampton Elementary School D NY #1,085/2,108 Nat'l #12,785/41,679 Middle Southampton Intermediate School F NY #437/729 Nat'l #6,453/14,009 High Southampton High School

Schools (NCES district)

• District: Southampton Union Free School District
• NCES district ID: 3627540
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $85,977
• Composite: 47.9/100
• National rank: #2213
• State rank: #293 of 590 in NY

D Composite livability gradescore 58/100

Livability — North Sea

• Score: 58/100
• State rank: #1063
• US rank: #21178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Sea, NY
• County: Suffolk County · 1,505,262 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,312
• Household income: $156,219
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 4% 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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 13% Two or more races 10% Black 9% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Danish 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% German/W. Germanic 2%

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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: ▼ -184.86%
• Current HPI: 461.1144
• Rent YoY: ▲ 14.62%
• 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

Property features AI

Exterior

• Parking: DrivewayGarage with garage door opener2-car garage
• Utilities: Cesspool sewerElectricity availableNatural gas availablePublic trash collectionPublic water available
• Home design: Single-family residenceBi-level
• Construction: Frame construction
• Exterior features: Frame constructionNot waterfront

Interior

• Kitchen: Convection ovenENERGY STAR qualified appliancesRefrigeratorStainless steel appliances
• Bedrooms: Total rooms: 6 (includes bedrooms and other rooms)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingENERGY STAR qualified heating equipmentWall/window air conditioning units
• Interior features: First-floor bedroomFirst-floor full bathroomOpen kitchenPrimary bathroomMaster suite on the main levelBi-level layoutFull basement with storage, unfinished space and walk-out access
• Laundry & utility: Laundry located in the basementTankless water heater

Price history

+856.5% since first listed

3 events — show timeline

• 2026-05-31 Listed $1,099,990 OneKey® MLS as Distributed by MLS Grid
• 2026-05-27 Coming Soon $1,099,990 OneKey® MLS as Distributed by MLS Grid
• 1999-02-05 Sold (Public Records) $115,000 Public Records

Property tax history

-0.2%/yr

Latest (2024): $1,853 · +0.0% YoY. Source: county tax records.