1450 Mccann Ln · Greenport West, NY 11944

$1,245,000

4 bd · 3.0 ba · 2,000 sqft · SingleFamily · 77 Days on market

Built 1988 0.37 ac lot $622/sqft · 5% below area Est $1314k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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 0.30-acre lot with plenty of room to entertain, garden, or unwind • Efficient gas heating system Exclusive Coastal Perks: Enjoy private beach access with the famous 67 Steps Beach less than 1000 ft away, giving you the luxury of morning walks by the water, sunset views, and endless summer memories just steps from your door. Located in the heart of Greenport, this home places you close to charming shops, renowned wineries, marinas, and the best of North Fork living. Whether you're looking for a full-time residence, vacation getaway, or investment opportunity, this property offers incredible potential in a sought-after location. Don’t miss your chance to own a slice of coastal paradise.

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.

Deal economics

• At list price, monthly cash flow is $7k ($85k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.25M).
• Recommended offer: $1.17M (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: schools D+, amenities F, commute 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.
• Market conditions: 67 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 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 77 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: 1.50% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (median comp): $1,313,715
• List price: $1,245,000
• Delta: -5.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Middleton Rd	0.55mi	4/2.0	1,968 (-2%)	15mo	$672,800	$342	56
35 Washington Ave	0.57mi	5/3.0 (+1)	1,805 (-10%)	2mo	$750,000	$416	51
1605 Washington Ave	0.52mi	4/3.0	1,740 (-13%)	6mo	$1,295,000	$744	49
2515 Sound Dr	0.31mi	3/1.5 (-1)	2,290 (+14%)	9mo	$1,550,000	$677	43

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: 17.6%
• Equity multiple: 1.71×
• Total profit: $248,011
• Equity at exit: $185,634

10-year hold

• IRR: 26.1%
• Equity multiple: 3.28×
• Total profit: $794,374
• 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 →

ZIP-level market 11944

• Home prices YoY: -23.7%
• Active inventory: 67
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $18,719 medium
• Mortgage (P&I): −$6,529
• Tax from tax record: −$674 /mo · $8,092/yr
• Insurance: −$519
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,931
• Net cashflow: $7,066

Break-even live

Break-even rent $9,775

Max offer price $1,245,000

Occupancy floor 57%

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
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 Sutton Pl Greenport, NY	4.0	2.5	2026	$20,000	$9.87	43d	1	0.19mi
64230 North Rd Greenport, NY	4.0	3.0	2800	$6,500	$2.32	43d	1	0.88mi
312 5th Ave Greenport, NY	4.0	2.0	1900	$12,000	$6.32	43d	1	0.98mi
123 Sterling Ave #2 Greenport, NY	3.0	3.0	1528	$45,000	$29.45	43d	1	1.05mi

Listing history 16 events

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

    Show marketing remark (1265 chars)

    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 0.30-acre lot with plenty of room to entertain, garden, or unwind • Efficient gas heating system Exclusive Coastal Perks: Enjoy private beach access with the famous 67 Steps Beach less than 1000 ft away, giving you the luxury of morning walks by the water, sunset views, and endless summer memories just steps from your door. Located in the heart of Greenport, this home places you close to charming shops, renowned wineries, marinas, and the best of North Fork living. Whether you're looking for a full-time residence, vacation getaway, or investment opportunity, this property offers incredible potential in a sought-after location. Don’t miss your chance to own a slice of coastal paradise.

16. 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 2/10 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: $224,623
• − Mortgage interest: −$69,739
• − Property taxes: −$8,092
• − Insurance: −$6,225
• − Repairs & maintenance: −$17,970
• − Management: −$17,970
• − Depreciation: −$36,218
• Taxable income: $68,408
• Est. tax owed @ 24.0%: −$16,418
• After-tax cash flow: $68,370/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: 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

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
• Population (ZIP): 4,744

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 (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%

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

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

+8200.0% since first listed

2 events — show timeline

• 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.