1926 Montauk Hwy · Napeague, NY 11930

$1,350,000

3 bd · 2.0 ba · 1,650 sqft · SingleFamily · 42 Days on market

Built 1969 7,405 sqft lot Est $1200k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.7/10.0
• Appreciation +5.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• ARV discount +1.9/15.0

Listing remarks

Nestled south of the highway in the coveted Napeague Dunes, this 3-bedroom, 2-bath A-frame beach house offers the perfect blend of comfort, character, and potential. Just a few blocks from the beach, with a semi-private path leading directly to ocean access, this home is your gateway to classic coastal living. The main level features an open-concept floor plan ideal for relaxed living and entertaining, with plenty of potential to customize the home the way you would want it, with a full bathroom and a bedroom offering convenience and flexibility. Upstairs, the home opens up with soaring ceilings and dramatic floor-to-ceiling windows that bring in natural light and potential views of Napeagu

Key facts

• Front and rear decks
• Wood-burning stove
• Ocean access

Tags

• OCEAN ACCESS
• OPEN-CONCEPT FLOOR PLAN
• FLOOR-TO-CEILING WINDOWS
• WOOD-BURNING STOVE
• FRONT AND REAR DECKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $13k ($154k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $1.35M).
• Recommended offer: $1.31M (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,184 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• Amagansett Union Free School District (town): math 70% / reading 80% proficiency, ranked #106 of 755 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Amagansett School (math 74% / reading 74%, grade A, #314 of 2,108 statewide, top 17%, 125 students, 0% FRL) — zoned schools average 0% FRL vs 24% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 20 active listings in the ZIP; 1 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 $26,993/mo this rent would consume 263% of the median local household income ($123k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $26k of equity ($9k loan paydown + $17k appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $378k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($1.31M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,309,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.00% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.30%
• DSCR: 2.88
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $1,199,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1926 Montauk Hwy	0.00mi	3/2.0	1,650 (0%)	1mo	$1,200,000	$727	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.8%
• Equity multiple: 3.28×
• Total profit: $861,273
• Equity at exit: $478,758

10-year hold

• IRR: 45.3%
• Equity multiple: 6.50×
• Total profit: $2,078,933
• Equity at exit: $650,295

Cash invested: $378,000 (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 11930

• Home prices YoY: 0.2%
• Active inventory: 20
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $26,993 medium
• Mortgage (P&I): −$7,080
• Tax from tax record: −$357 /mo · $4,290/yr
• Insurance: −$562
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,668
• Net cashflow: $12,864

Break-even live

Break-even rent $10,709

Max offer price $1,350,000

Occupancy floor 47%

Sensitivity live

Price	-10% $13,629	-5% $13,246	+0% $12,864	+5% $12,482	+10% $12,100
Rent	-10% $10,732	-5% $11,798	+0% $12,864	+5% $13,931	+10% $14,997
Rate	-1.0pp $13,544	-0.5pp $13,208	base $12,864	+0.5pp $12,515	+1.0pp $12,159

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Mulford Ln Amagansett, NY	3.0	1.0	1960	$50,000	$25.51	23d	1	1.12mi

Listing history 2 events

1. 2026-06-02
   remarks 699-char remark
2. 2026-06-02
   listed $1,350,000 Pending 42 DOM

ⓘ 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: $4,290 · $357/mo
• Projected year-2 tax: $13,552 · $1,129/mo
• Expected delta: +$9,263/yr (+$772/mo · 215.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥88°F today · 21 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: $323,913
• − Mortgage interest: −$75,621
• − Property taxes: −$4,290
• − Insurance: −$12,275
• − Repairs & maintenance: −$25,913
• − Management: −$25,913
• − Depreciation: −$39,273
• Taxable income: $140,629
• Est. tax owed @ 24.0%: −$33,751
• After-tax cash flow: $120,621/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: Amagansett Union Free School District
• NCES district ID: 3602880
• Math proficiency: 70% ▼ -10.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $78,077
• Composite: 67.17/100
• National rank: #848
• State rank: #106 of 755 in NY

Livability — Napeague

• Score: 46/100
• State rank: #1184
• US rank: #26459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Napeague, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 842
• Household income: $123,257
• Rent vs Own: 17.4% rent · 82.6% 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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 10% Slovene 5% Romanian 3%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 11% Other Indo-European 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: ▲ 1.25%
• Current HPI: 541.254
• 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

+589.7% since first listed

6 events — show timeline

• 2026-06-02 Sold (MLS) $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-18 Listed $1,350,000 OneKey® MLS as Distributed by MLS Grid
• 1999-12-20 Sold (Public Records) $270,000 Public Records
• 1999-03-23 Sold (Public Records) $174,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,290 · +0.0% YoY. Source: county tax records.