5 Cattalo Cir · Northwest Harbor, NY 11937

$1,650,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 159 Days on market

Built 1975 Good condition 0.70 ac lot $1031/sqft · 17% below area Est $1.979M · 17% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +6.8/10.0
• Rent growth +5.0/5.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 1 family home in East Hamptons. Close to ocean. Buyer to verify all taxes and information on this listing! Property Size is .61 Deeded acres and.50 acres survey.

Key facts

• 0.7 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.65M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6k ($76k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.65M).
• Recommended offer: $1.45M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 7.8% in Northwest Harbor — 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 60/100 on livability (#1,007 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: John M Marshall Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 548 students, 51% FRL); East Hampton Middle School (math 39% / reading 60%, grade C, #280 of 729 statewide, top 40%, 265 students, 42% FRL); East Hampton High School (math 94% / reading 98%, grade A+, #71 of 1,100 statewide, top 7%, 1,015 students, 40% FRL) — zoned schools average 44% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+12.3%/yr); 172 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $11k of loan paydown is wiped out by about $50k 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 $462k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($1.45M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $1.13M; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,452,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (median comp): $1,979,428
• List price: $1,650,000
• Delta: -16.64%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Todd Dr	2.15mi	3/2.0	1,550 (-3%)	6mo	$1,450,000	$935	55
121 Mulford Ave	2.19mi	3/2.5	1,584 (-1%)	11mo	$1,565,000	$988	52
21 Three Mile Harbor Dr	0.44mi	3/2.0	1,440 (-10%)	18mo	$1,597,000	$1,109	48
12 Rivers Rd	2.14mi	3/2.0	1,524 (-5%)	13mo	$1,550,000	$1,017	46
514 Pantigo Rd #16	2.20mi	2/2.0 (-1)	1,450 (-9%)	6mo	$1,250,000	$862	40
514 Pantigo Rd #20	2.20mi	2/2.0 (-1)	1,500 (-6%)	14mo	$906,000	$604	38
16 Karin Dr	2.20mi	3/2.0	1,400 (-12%)	9mo	$1,250,000	$893	37
9 Clinton St	2.13mi	3/3.0	1,250 (-22%)	2mo	$1,087,500	$870	35
23 Squaw Rd	1.75mi	4/2.0 (+1)	1,500 (-6%)	18mo	$1,610,000	$1,073	35
19 Gann Rd	1.79mi	3/2.0	1,436 (-10%)	16mo	$999,900	$696	35
34 Harbor Blvd	2.03mi	3/2.0	2,000 (+25%)	12mo	$1,400,000	$700	30
51 Cedar Ridge Dr	2.07mi	3/1.0	1,300 (-19%)	16mo	$1,100,000	$846	23

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: 12.6%
• Equity multiple: 1.53×
• Total profit: $244,476
• Equity at exit: $246,020

10-year hold

• IRR: 24.9%
• Equity multiple: 3.65×
• Total profit: $1,223,890
• Equity at exit: $142,662

Cash invested: $462,000 (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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $1,950,000 ($1217/sqft)
• Median days on market: 121 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +1.7% vs current asking $/sqft

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

ZIP-level market 11937

• Rents YoY: 12.3%
• Active inventory: 172
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $20,507 medium
• Mortgage (P&I): −$8,653
• Tax from tax record: −$459 /mo · $5,512/yr
• Insurance: −$688
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,306
• Net cashflow: $6,345

Break-even live

Break-even rent $12,475

Max offer price $1,650,000

Occupancy floor 64%

Sensitivity live

Price	-10% $7,279	-5% $6,812	+0% $6,345	+5% $5,878	+10% $5,411
Rent	-10% $4,725	-5% $5,535	+0% $6,345	+5% $7,155	+10% $7,965
Rate	-1.0pp $7,176	-0.5pp $6,765	base $6,345	+0.5pp $5,917	+1.0pp $5,482

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: $412,500
• Closing costs: $49,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Deer Ln East Hampton, NY	3.0	3.0	1300	$80,000	$61.54	73d	1	0.67mi

Listing history 50 events

1. 2026-08-08
   days on market $1,650,000 Active 159 DOM
2. 2026-08-06
   days on market $1,650,000 Active 157 DOM
3. 2026-08-05
   days on market $1,650,000 Active 156 DOM
4. 2026-08-04
   days on market $1,650,000 Active 155 DOM
5. 2026-08-03
   days on market $1,650,000 Active 154 DOM
6. 2026-07-31
   days on market $1,650,000 Active 151 DOM
7. 2026-07-30
   days on market $1,650,000 Active 150 DOM
8. 2026-07-30
   days on market $1,650,000 Active 149 DOM
9. 2026-07-28
   days on market $1,650,000 Active 148 DOM
10. 2026-07-26
    days on market $1,650,000 Active 146 DOM
11. 2026-07-24
    days on market $1,650,000 Active 144 DOM
12. 2026-07-23
    days on market $1,650,000 Active 143 DOM
13. 2026-07-22
    days on market $1,650,000 Active 142 DOM
14. 2026-07-21
    days on market $1,650,000 Active 141 DOM
15. 2026-07-20
    days on market $1,650,000 Active 140 DOM
16. 2026-07-18
    days on market $1,650,000 Active 138 DOM
17. 2026-07-18
    days on market $1,650,000 Active 137 DOM
18. 2026-07-16
    days on market $1,650,000 Active 136 DOM
19. 2026-07-15
    days on market $1,650,000 Active 135 DOM
20. 2026-07-14
    days on market $1,650,000 Active 134 DOM
21. 2026-07-13
    days on market $1,650,000 Active 133 DOM
22. 2026-07-13
    days on market $1,650,000 Active 132 DOM
23. 2026-07-11
    days on market $1,650,000 Active 131 DOM
24. 2026-07-10
    days on market $1,650,000 Active 130 DOM
25. 2026-07-09
    days on market $1,650,000 Active 129 DOM
26. 2026-07-07
    days on market $1,650,000 Active 127 DOM
27. 2026-07-06
    days on market $1,650,000 Active 126 DOM
28. 2026-07-06
    days on market $1,650,000 Active 125 DOM
29. 2026-07-05
    days on market $1,650,000 Active 124 DOM
30. 2026-07-03
    days on market $1,650,000 Active 123 DOM
31. 2026-07-02
    days on market $1,650,000 Active 122 DOM
32. 2026-07-01
    days on market $1,650,000 Active 121 DOM
33. 2026-06-30
    days on market $1,650,000 Active 120 DOM
34. 2026-06-29
    days on market $1,650,000 Active 119 DOM
35. 2026-06-28
    days on market $1,650,000 Active 118 DOM
36. 2026-06-27
    days on market $1,650,000 Active 117 DOM
37. 2026-06-26
    days on market $1,650,000 Active 116 DOM
38. 2026-06-24
    days on market $1,650,000 Active 114 DOM
39. 2026-06-22
    days on market $1,650,000 Active 112 DOM
40. 2026-06-21
    days on market $1,650,000 Active 111 DOM
41. 2026-06-18
    days on market $1,650,000 Active 108 DOM
42. 2026-06-17
    days on market $1,650,000 Active 107 DOM
43. 2026-06-16
    days on market $1,650,000 Active 106 DOM
44. 2026-06-15
    days on market $1,650,000 Active 105 DOM
45. 2026-06-13
    days on market $1,650,000 Active 103 DOM
46. 2026-06-13
    days on market $1,650,000 Active 102 DOM
47. 2026-06-09
    days on market $1,650,000 Active 99 DOM
48. 2026-06-08
    days on market $1,650,000 Active 98 DOM
49. 2026-06-07
    days on market $1,650,000 Active 97 DOM
50. 2026-06-04
    days on market $1,650,000 Active 94 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: $5,512 · $459/mo
• Projected year-2 tax: $16,699 · $1,392/mo
• Expected delta: +$11,186/yr (+$932/mo · 202.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $246,079
• − Mortgage interest: −$92,426
• − Property taxes: −$5,512
• − Insurance: −$8,916
• − Repairs & maintenance: −$19,686
• − Management: −$19,686
• − Depreciation: −$48,000
• Taxable income: $51,852
• Est. tax owed @ 24.0%: −$12,444
• After-tax cash flow: $63,696/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $8,000–$24,000 screening

This single-family home in Northwest Harbor, NY, is in good condition with a good condition score of 75. It has a modern kitchen, well-maintained bathrooms, and a well-maintained exterior. The home is in need of some exterior painting and landscaping improvements to increase its resale and rental value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both HVAC maintenance — Ensures system is functioning properly and can increase both resale and rental value. ↑
• Both Interior touch-ups — Fresh paint and minor updates can enhance the home's appeal and increase both resale and rental value. ↑

ⓘ 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.

C Composite school gradezoned avg 68/100

Zoned Schools

Elementary John M Marshall Elementary School B- NY #745/2,108 Nat'l #7,252/41,679 Middle East Hampton Middle School C NY #280/729 Nat'l #3,585/14,009 High East Hampton High School A+ NY #71/1,100 Nat'l #103/17,239

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

C Composite livability gradescore 60/100

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 · 1,505,262 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: 14% 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: 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%

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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: ▼ -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

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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

Price history

+37.6% since first listed

12 events — show timeline

• 2026-03-02 Listed $1,650,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-03 Sold (Public Records) $1,130,000 Public Records
• 2024-07-30 Sold (MLS) $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-28 Rental Removed — ONEKEY
• 2024-04-23 Listed for Rent — ONEKEY
• 2024-02-24 Rental Removed — ONEKEY
• 2024-01-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-08-03 Listed for Rent — ONEKEY
• 2023-07-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-07-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-07-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-04 Listed $1,199,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2025): $5,512 · +0.0% YoY. Source: county tax records.