21 N Sea Rd · Southampton, NY 11968

$1,325,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 187 Days on market

Built 2005 3,049 sqft lot $1506/sqft · 6% above area Est $1245k · 6% over

---

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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• ARV discount +4.6/15.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Elegantly finished and impeccably maintained, this refined carriage house delivers both premier location and exceptional quality, with effortless access to all the coveted amenities of Southampton Village - boutique shopping, acclaimed restaurants, verdant parks, and, of course, some of the world's most celebrated ocean beaches. A charming covered front porch sets a gracious tone upon arrival, leading into a sun-filled open-concept living room anchored by a wood-burning fireplace. The beautifully appointed eat-in kitchen features premium appliances, generous storage, and seamless flow to a dining area bathed in natural light. An inviting en-suite bedroom completes the main level with comfort and style. The finished lower level expands the home's versatility, offering an airy open layout ideal for a guest bedroom, home office, laundry, media lounge, fitness area, or a spacious recreation room. Combining an enviable village location with timeless design, modern comforts, and low-maintenance living, this residence is a rare opportunity to enjoy the very best of Southampton.

Key facts

• Covered front porch
• Premium appliances
• Dining area

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT LIVING ROOM
• WOOD-BURNING FIREPLACE
• EAT-IN KITCHEN
• PREMIUM APPLIANCES
• DINING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.32M.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.32M).
• Recommended offer: $1.17M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.8% in Southampton — 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 69/100 on livability (#472 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: commute D+, amenities F, cost of living 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.
• Market conditions: Rents rising fast (+14.6%/yr); 96 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 $14,688/mo this rent would consume 113% 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 $9k of loan paydown is wiped out by about $40k 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 $371k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($1.17M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $170k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $330k; list at $1.32M implies a 302% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,166,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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. 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $1,245,423
• List price: $1,325,000
• Delta: 6.39%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Willis St	0.39mi	3/1.0 (+1)	864 (-2%)	23mo	$1,200,000	$1,389	55
197 W Prospect St	0.61mi	2/1.5	1,000 (+14%)	3mo	$950,000	$950	44

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $18,955
• Equity at exit: $197,562

10-year hold

• IRR: 15.4%
• Equity multiple: 2.54×
• Total profit: $571,334
• Equity at exit: $114,562

Cash invested: $371,000 (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 11968

• Home prices YoY: -28.6%
• Rents YoY: 14.6%
• Active inventory: 96
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $14,688 medium
• Mortgage (P&I): −$6,948
• Tax est. 1.5%: −$1,656 /mo · $19,875/yr
• Insurance: −$552
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,084
• Net cashflow: $2,447

Break-even live

Break-even rent $11,591

Max offer price $1,325,000

Occupancy floor 78%

Sensitivity live

Price	-10% $3,362	-5% $2,904	+0% $2,447	+5% $1,989	+10% $1,531
Rent	-10% $1,286	-5% $1,866	+0% $2,447	+5% $3,027	+10% $3,607
Rate	-1.0pp $3,114	-0.5pp $2,784	base $2,447	+0.5pp $2,103	+1.0pp $1,754

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: $331,250
• Closing costs: $39,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Henry St Southampton, NY	2.0	2.0	1025	$45,000	$43.90	44d	1	0.65mi
10 Leland Ln #35 Southampton, NY	2.0	2.0	1092	$29,000	$26.56	19d	1	0.78mi

Listing history 23 events

1. 2026-06-21
   days on market $1,325,000 Active 187 DOM
2. 2026-06-18
   days on market $1,325,000 Active 184 DOM
3. 2026-06-17
   days on market $1,325,000 Active 183 DOM
4. 2026-06-16
   days on market $1,325,000 Active 182 DOM
5. 2026-06-15
   days on market $1,325,000 Active 181 DOM
6. 2026-06-13
   days on market $1,325,000 Active 179 DOM
7. 2026-06-13
   days on market $1,325,000 Active 178 DOM
8. 2026-06-09
   days on market $1,325,000 Active 175 DOM
9. 2026-06-08
   days on market $1,325,000 Active 174 DOM
10. 2026-06-07
    days on market $1,325,000 Active 173 DOM
11. 2026-06-04
    days on market $1,325,000 Active 170 DOM
12. 2026-06-03
    days on market $1,325,000 Active 169 DOM
13. 2026-06-02
    days on market $1,325,000 Active 168 DOM
14. 2026-06-01
    days on market $1,325,000 Active 167 DOM
15. 2026-05-31
    days on market $1,325,000 Active 166 DOM
16. 2026-04-29
    price $1,325,000 1087-char remark

    Show marketing remark (1087 chars)

    Elegantly finished and impeccably maintained, this refined carriage house delivers both premier location and exceptional quality, with effortless access to all the coveted amenities of Southampton Village - boutique shopping, acclaimed restaurants, verdant parks, and, of course, some of the world's most celebrated ocean beaches. A charming covered front porch sets a gracious tone upon arrival, leading into a sun-filled open-concept living room anchored by a wood-burning fireplace. The beautifully appointed eat-in kitchen features premium appliances, generous storage, and seamless flow to a dining area bathed in natural light. An inviting en-suite bedroom completes the main level with comfort and style. The finished lower level expands the home's versatility, offering an airy open layout ideal for a guest bedroom, home office, laundry, media lounge, fitness area, or a spacious recreation room. Combining an enviable village location with timeless design, modern comforts, and low-maintenance living, this residence is a rare opportunity to enjoy the very best of Southampton.

17. 2026-02-20
    price $1,395,000 1087-char remark

    Show marketing remark (1087 chars)

    Elegantly finished and impeccably maintained, this refined carriage house delivers both premier location and exceptional quality, with effortless access to all the coveted amenities of Southampton Village - boutique shopping, acclaimed restaurants, verdant parks, and, of course, some of the world's most celebrated ocean beaches. A charming covered front porch sets a gracious tone upon arrival, leading into a sun-filled open-concept living room anchored by a wood-burning fireplace. The beautifully appointed eat-in kitchen features premium appliances, generous storage, and seamless flow to a dining area bathed in natural light. An inviting en-suite bedroom completes the main level with comfort and style. The finished lower level expands the home's versatility, offering an airy open layout ideal for a guest bedroom, home office, laundry, media lounge, fitness area, or a spacious recreation room. Combining an enviable village location with timeless design, modern comforts, and low-maintenance living, this residence is a rare opportunity to enjoy the very best of Southampton.

18. 2025-12-16
    listed $1,495,000 Active 1087-char remark

    Show marketing remark (1087 chars)

    Elegantly finished and impeccably maintained, this refined carriage house delivers both premier location and exceptional quality, with effortless access to all the coveted amenities of Southampton Village - boutique shopping, acclaimed restaurants, verdant parks, and, of course, some of the world's most celebrated ocean beaches. A charming covered front porch sets a gracious tone upon arrival, leading into a sun-filled open-concept living room anchored by a wood-burning fireplace. The beautifully appointed eat-in kitchen features premium appliances, generous storage, and seamless flow to a dining area bathed in natural light. An inviting en-suite bedroom completes the main level with comfort and style. The finished lower level expands the home's versatility, offering an airy open layout ideal for a guest bedroom, home office, laundry, media lounge, fitness area, or a spacious recreation room. Combining an enviable village location with timeless design, modern comforts, and low-maintenance living, this residence is a rare opportunity to enjoy the very best of Southampton.

19. 2024-11-06
    status Pending
20. 2024-10-27
    historical
21. 2024-10-27
    historical
22. 2024-05-27
    listed $1,350,000 Active
23. 2013-11-25
    soldstatus $330,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 22 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: $176,252
• − Mortgage interest: −$74,221
• − Property taxes: −$19,875
• − Insurance: −$6,625
• − Repairs & maintenance: −$14,100
• − Management: −$14,100
• − Depreciation: −$38,545
• Taxable income: $8,786
• Est. tax owed @ 24.0%: −$2,109
• After-tax cash flow: $27,249/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 — Southampton

• Score: 69/100
• State rank: #472
• US rank: #8333

Category grades

Amenities F Commute D+ 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: Southampton, NY
• County: Suffolk County · 679,920 people
• City population: 15,312
• 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

+301.5% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $1,325,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $1,395,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-16 Listed $1,495,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-10-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-05-27 Listed $1,350,000 OneKey® MLS as Distributed by MLS Grid
• 2013-11-25 Sold (Public Records) $330,000 Public Records

Property tax history

+1.3%/yr

Latest (2024): $1,402 · -23.9% YoY. Source: county tax records.