719 N Sea Rd · North Sea, NY 11968

$1,099,990

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 19 Days on market

Built 1991 7,405 sqft lot

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 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. Perfectly located close to shops, restaurants, and local amenities, this property places you minutes from beaches, pa

Key facts

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

Property features AI

Exterior

• Parking: Driveway; 2-car garage with garage door opener
• Utilities: Cesspool sewer; Electricity available; Natural gas available; Public water available; Public trash collection
• Home design: Single family residence; Bi-level
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Convection oven; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: Rooms total: 6 (includes bedrooms and other living spaces)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; ENERGY STAR qualified equipment; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Open kitchen; Primary bathroom; Master bedroom on the main level; Bi-level layout; Full unfinished basement with storage space and walk-out access
• Laundry & utility: Laundry located in the basement; Tankless water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.10M).
• Recommended offer: $1.08M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 6.5% 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); 95 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $14,925/mo this rent would consume 115% of the median local household income ($156k/yr) (locally 274% 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 $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 19 days — a 2% lower offer ($1.08M) 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 $1,083,490 (1.5% below list)

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 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?
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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $2,256,384
• Comps found: 1

Show comp detail 1 sale 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%)	5mo	$2,350,000	$1,808	55

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: 12.9%
• Equity multiple: 1.54×
• Total profit: $167,642
• Equity at exit: $164,012

10-year hold

• IRR: 25.4%
• Equity multiple: 3.76×
• Total profit: $849,415
• 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 →

ZIP-level market 11968

• Home prices YoY: -28.6%
• Rents YoY: 14.6%
• Active inventory: 95
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $14,925 medium
• Mortgage (P&I): −$5,768
• Tax est. 1.5%: −$1,375 /mo · $16,500/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,134
• Net cashflow: $4,189

Break-even live

Break-even rent $9,623

Max offer price $1,099,990

Occupancy floor 67%

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
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Henry St Southampton, NY	2.0	2.0	1025	$45,000	$43.90	43d	1	1.10mi
393 Hill St Southampton, NY	3.0	2.0	1345	$35,000	$26.02	43d	1	1.33mi
278 Big Fresh Pond Rd Southampton, NY	3.0	1.5	1400	$35,000	$25.00	24d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $1,099,990 Active 19 DOM
2. 2026-06-17
   days on market $1,099,990 Active 18 DOM
3. 2026-06-16
   days on market $1,099,990 Active 17 DOM
4. 2026-06-15
   days on market $1,099,990 Active 16 DOM
5. 2026-06-13
   days on market $1,099,990 Active 14 DOM
6. 2026-06-13
   days on market $1,099,990 Active 13 DOM
7. 2026-06-09
   days on market $1,099,990 Active 10 DOM
8. 2026-06-08
   days on market $1,099,990 Active 9 DOM
9. 2026-06-07
   days on market $1,099,990 Active 8 DOM
10. 2026-06-04
    days on market $1,099,990 Active 5 DOM
11. 2026-06-03
    days on market $1,099,990 Active 4 DOM
12. 2026-06-02
    days on market $1,099,990 Active 3 DOM
13. 2026-06-01
    days on market $1,099,990 Active 2 DOM
14. 2026-05-31
    statusdays on market $1,099,990 Active 1 DOM
15. 2026-05-27
    historical $1,099,990
16. 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: $179,098
• − Mortgage interest: −$61,617
• − Property taxes: −$16,500
• − Insurance: −$5,500
• − Repairs & maintenance: −$14,328
• − Management: −$14,328
• − Depreciation: −$32,000
• Taxable income: $34,826
• Est. tax owed @ 24.0%: −$8,358
• After-tax cash flow: $41,908/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: 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

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 · 679,920 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: 274.0

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 (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%

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

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

+856.5% since first listed

2 events — show timeline

• 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.