1450 Mccann Ln · Greenport West, NY 11944

$1,245,000

4 bd · 3.0 ba · 2,000 sqft · SingleFamily · 81 Days on market

Built 1988 Good condition 0.37 ac lot 2-car garage $622/sqft · 7% below area Est $1.332M · 7% 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 +30.0/30.0
• ARV discount +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.4/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Dream Coastal Living in Greenport, NY! Welcome to your perfect North Fork retreat! This spacious 4-bedroom, 3-bathroom split-level high ranch at 1450 McCann Lane, Greenport, NY offers the ideal blend of comfort, style, and seaside charm. Property Highlights: • Generous 4 bedrooms & 3 full bathrooms with room to spare • Bright and airy layout with versatile living spaces • 2-car attached heated garage – perfect for year-round convenience • Relaxing enclosed porch – enjoy the outdoors in any season • Expansive 0.

Key facts

• Expansive lot
• Private beach access
• Enclosed porch

Tags

• SPLIT-LEVEL LAYOUT
• ENCLOSED PORCH
• PRIVATE BEACH ACCESS
• EXPANSIVE LOT
• MODERN SECURITY SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.25M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6k ($72k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.25M).
• Recommended offer: $1.17M (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 8.0% in Greenport West — 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 (#1,073 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Greenport Union Free School District (town): math 55% / reading 45% proficiency, ranked #450 of 755 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greenport Elementary School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 339 students, 61% FRL); Greenport High School (math 52% / reading 54%, grade C-, #934 of 1,100 statewide, top 86%, 356 students, 63% FRL).
• Market conditions: 74 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $17,360/mo this rent would consume 261% of the median local household income ($80k/yr) (locally 21% 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 $37k 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 + 3.0% rent growth), your $349k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($1.17M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $1.25M implies a 8200% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,170,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.39% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.63%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (median comp): $1,332,193
• List price: $1,245,000
• Delta: -6.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Main St	0.95mi	3/3.5 (-1)	2,000 (0%)	2mo	$1,300,000	$650	57
35 Washington Ave	0.57mi	5/3.0 (+1)	1,805 (-10%)	3mo	$750,000	$416	50
1605 Washington Ave	0.52mi	4/3.0	1,740 (-13%)	8mo	$1,295,000	$744	47
2515 Sound Dr	0.31mi	3/1.5 (-1)	2,290 (+14%)	10mo	$1,550,000	$677	42
155 Bridge St	0.58mi	5/3.5 (+1)	2,400 (+20%)	3mo	$1,470,000	$613	38
1111 Main St	0.46mi	3/2.0 (-1)	2,363 (+18%)	8mo	$1,200,000	$508	38
216 North St	0.87mi	3/3.5 (-1)	1,724 (-14%)	2mo	$999,000	$579	33
336 2nd St	1.02mi	4/2.0	1,800 (-10%)	16mo	$578,000	$321	31
529 2nd St	0.82mi	3/1.5 (-1)	2,200 (+10%)	12mo	$1,100,000	$500	28
312 5th Ave	1.00mi	3/2.0 (-1)	1,620 (-19%)	11mo	$875,000	$540	22
75 Gull Pond Ln	0.92mi	3/2.0 (-1)	1,655 (-17%)	12mo	$1,050,000	$634	21
237 5th Ave	1.06mi	3/1.5 (-1)	1,700 (-15%)	12mo	$1,250,000	$735	19

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.52×
• Total profit: $179,655
• Equity at exit: $185,634

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $646,775
• Equity at exit: $107,645

Cash invested: $348,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 7 under contract
• Months of supply: 13.2 mo (8%/mo absorbed)
• Median asking: $1,377,000 ($851/sqft)
• Median days on market: 95 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: -21.7% vs current asking $/sqft

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

ZIP-level market 11944

• Home prices YoY: -23.7%
• Active inventory: 74
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $17,360 medium
• Mortgage (P&I): −$6,529
• Tax from tax record: −$674 /mo · $8,092/yr
• Insurance: −$519
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,646
• Net cashflow: $5,993

Break-even live

Break-even rent $9,775

Max offer price $1,245,000

Occupancy floor 60%

Sensitivity live

Price	-10% $6,697	-5% $6,345	+0% $5,993	+5% $5,640	+10% $5,288
Rent	-10% $4,621	-5% $5,307	+0% $5,993	+5% $6,678	+10% $7,364
Rate	-1.0pp $6,620	-0.5pp $6,309	base $5,993	+0.5pp $5,670	+1.0pp $5,342

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: $311,250
• Closing costs: $37,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 Sutton Pl Greenport, NY	4.0	2.5	2026	$20,000	$9.87	93d	1	0.19mi
64230 North Rd Greenport, NY	4.0	3.0	2800	$6,500	$2.32	93d	1	0.88mi
312 5th Ave Greenport, NY	4.0	2.0	1900	$12,000	$6.32	93d	1	0.98mi
123 Sterling Ave #2 Greenport, NY	3.0	3.0	1528	$45,000	$29.45	93d	1	1.05mi
1510 Maple Ln Greenport, NY	4.0	3.5	2000	$8,000	$4.00	30d	1	1.29mi
306 6th St Greenport, NY	3.0	2.0	2000	$16,000	$8.00	4d	1	1.37mi

Property features AI

Exterior

• Parking: Driveway parkingOff-street parkingGarage with garage door openerHeated garageTotal parking for 8 vehicles2-car garage
• Utilities: Public sewerWater connectedSewer connectedElectricity connectedNatural gas connectedCable availablePhone availablePublic trash collection
• Home design: Single-family residenceMulti/split level
• Construction: Brick construction
• Exterior features: Brick exteriorNot waterfront

Interior

• Kitchen: Eat-in kitchenDishwasherOvenRefrigeratorGas water heater
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: First-floor bedroomFirst-floor full bathEat-in kitchenHigh ceilingsIn-law floorplanWasher/dryer hookupCasement windowsMulti/split levelsAttic storageNo basement
• Laundry & utility: Washer and dryer includedLaundry located in basement (laundry features indicate in basement)Washer/dryer hookup

Listing history 19 events

1. 2026-06-22
   days on market $1,245,000 Active 81 DOM
2. 2026-06-21
   days on market $1,245,000 Active 80 DOM
3. 2026-06-21
   days on market $1,245,000 Active 79 DOM
4. 2026-06-18
   days on market $1,245,000 Active 77 DOM
5. 2026-06-17
   days on market $1,245,000 Active 76 DOM
6. 2026-06-16
   days on market $1,245,000 Active 75 DOM
7. 2026-06-15
   days on market $1,245,000 Active 74 DOM
8. 2026-06-13
   days on market $1,245,000 Active 72 DOM
9. 2026-06-12
   days on market $1,245,000 Active 71 DOM
10. 2026-06-09
    days on market $1,245,000 Active 68 DOM
11. 2026-06-08
    days on market $1,245,000 Active 67 DOM
12. 2026-06-07
    days on market $1,245,000 Active 66 DOM
13. 2026-06-05
    days on market $1,245,000 Active 64 DOM
14. 2026-06-04
    days on market $1,245,000 Active 62 DOM
15. 2026-06-02
    days on market $1,245,000 Active 61 DOM
16. 2026-06-01
    days on market $1,245,000 Active 60 DOM
17. 2026-05-31
    days on market $1,245,000 Active 59 DOM
18. 2026-04-01
    listed $1,245,000 Active 1265-char remark
19. 1996-03-05
    soldstatus $15,000

ⓘ 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: $8,092 · $674/mo
• Projected year-2 tax: $14,566 · $1,214/mo
• Expected delta: +$6,474/yr (+$540/mo · 80.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $208,325
• − Mortgage interest: −$69,739
• − Property taxes: −$8,092
• − Insurance: −$6,225
• − Repairs & maintenance: −$16,666
• − Management: −$16,666
• − Depreciation: −$36,218
• Taxable income: $54,718
• Est. tax owed @ 24.0%: −$13,132
• After-tax cash flow: $58,780/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 $10,000–$30,000 screening

This well-maintained single-family home in Greenport, NY, offers a good condition with minimal repairs needed. It's ready for a fresh coat of paint to enhance its curb appeal and rental value.

Components & finishes AI

Roof asphalt shingle · good

Value-add opportunities

• Resale Paint exterior — Fresh paint can enhance curb appeal and home value ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage ↑

ⓘ 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.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Greenport Elementary School C NY #908/2,108 Nat'l #9,801/41,679 High Greenport High School C- NY #934/1,100 Nat'l #4,871/17,239

Schools (NCES district)

• District: Greenport Union Free School District
• NCES district ID: 3612840
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $54,490
• Composite: 45.25/100
• National rank: #5759
• State rank: #450 of 755 in NY

D Composite livability gradescore 58/100

Livability — Greenport West

• Score: 58/100
• State rank: #1073
• US rank: #21520

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: Greenport West, NY
• County: Suffolk · 1,505,262 people
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 4,744
• Household income: $79,917
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 21% 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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 23% Two or more races 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 19% · Canada, China
• Languages at home: 69% English-only · Spanish 22% German/W. Germanic 3% Russian/Polish/Slavic 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: ▼ -143.97%
• Current HPI: 462.3431
• Rent YoY: —
• Metro: —
• 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: Driveway parkingOff-street parkingGarage with garage door openerHeated garageTotal parking for 8 vehicles2-car garage
• Utilities: Public sewerWater connectedSewer connectedElectricity connectedNatural gas connectedCable availablePhone availablePublic trash collection
• Home design: Single-family residenceMulti/split level
• Construction: Brick construction
• Exterior features: Brick exteriorNot waterfront

Interior

• Kitchen: Eat-in kitchenDishwasherOvenRefrigeratorGas water heater
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: First-floor bedroomFirst-floor full bathEat-in kitchenHigh ceilingsIn-law floorplanWasher/dryer hookupCasement windowsMulti/split levelsAttic storageNo basement
• Laundry & utility: Washer and dryer includedLaundry located in basement (laundry features indicate in basement)Washer/dryer hookup

Price history

+8200.0% since first listed

3 events — show timeline

• 2026-06-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $1,245,000 OneKey® MLS as Distributed by MLS Grid
• 1996-03-05 Sold (Public Records) $15,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $8,092 · +0.0% YoY. Source: county tax records.