27 W Tiana Rd Unit A · Hampton Bays, NY 11946

$800,000

3 bd · 1.0 ba · 1,407 sqft · SingleFamily public records · 94 Days on market

Built 1971 Average condition 0.37 ac lot Garage $569/sqft · 17% below area Est $965k · 17% under ↓ 11% since listing

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.6/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Farm Ranch in the Heart of Hampton Bays Nestled on a generous property in one of Hampton Bays’ most sought-after locations, this warm farm ranch offers classic Hamptons character with smart, long-term updates. The main level features 3 bedrooms, a full bath, and a sun-filled eat-in kitchen. Upstairs, cedar closets and an expansive open space offer endless possibilities — home office, guest suite, studio, and more. Major mechanicals are done: new oil boiler & central A/C (2025), 30-year architectural roof, updated leaders & gutters, sprinkler system, and new storm door.

Key facts

• 0.37 acre lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $800k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $800k).
• Recommended offer: $728k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.4% in Hampton Bays — 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 68/100 on livability (#551 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Hampton Bays Union Free School District (suburban): math 45% / reading 44% proficiency, ranked #434 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hampton Bays Elementary School (math 32% / reading 52%, grade F, #1,361 of 2,108 statewide, top 67%, 682 students, 55% FRL); Hampton Bays Middle School (math 25% / reading 38%, grade F, #522 of 729 statewide, top 73%, 597 students, 64% FRL); Hampton Bays High School (math 98% / reading 57%, grade A-, #580 of 1,100 statewide, top 53%, 769 students, 53% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.1%/yr); 210 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $9,296/mo this rent would consume 83% of the median local household income ($134k/yr) — 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 $6k of loan paydown is wiped out by about $24k 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 $224k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($728k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $728,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $964,689
• List price: $800,000
• Delta: -17.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Carols Way	0.37mi	3/2.0	1,328 (-6%)	1mo	$905,000	$681	68
53 Shore Rd	0.34mi	3/2.5	1,390 (-1%)	11mo	$774,000	$557	67
3 Vine St	0.37mi	3/2.0	1,500 (+7%)	3mo	$785,000	$523	66
43 West Tiana Rd	0.16mi	3/2.0	1,248 (-11%)	13mo	$632,000	$506	59
35A Neptune Ave	0.57mi	4/1.0 (+1)	1,388 (-1%)	14mo	$935,000	$674	55
58 Ocean Ave	0.37mi	3/2.0	1,600 (+14%)	5mo	$910,000	$569	51
10 Rolling Hill Rd	0.70mi	3/2.0	1,400 (-0%)	14mo	$1,095,000	$782	50
54 Ocean Ave	0.40mi	3/2.0	1,200 (-15%)	12mo	$705,000	$588	42
17 Washington Dr	0.65mi	3/2.0	1,500 (+7%)	16mo	$1,800,000	$1,200	41
27 Norwood Rd	0.68mi	4/2.0 (+1)	1,468 (+4%)	18mo	$919,999	$627	37
7 Homewood Dr	0.67mi	3/2.0	1,591 (+13%)	21mo	$865,000	$544	25
3 Elm St	0.69mi	2/2.0 (-1)	1,200 (-15%)	17mo	$735,000	$613	20

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: 7.5%
• Equity multiple: 1.31×
• Total profit: $69,468
• Equity at exit: $119,283

10-year hold

• IRR: 20.6%
• Equity multiple: 3.13×
• Total profit: $476,671
• Equity at exit: $69,169

Cash invested: $224,000 (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 →

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

Active competition Active MLS

• For sale now: 7 active · 9 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $999,999 ($703/sqft)
• Median days on market: 130 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.5% vs current asking $/sqft

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

ZIP-level market 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 210
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $9,296 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$457 /mo · $5,489/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,952
• Net cashflow: $2,358

Break-even live

Break-even rent $6,311

Max offer price $800,000

Occupancy floor 70%

Sensitivity live

Price	-10% $2,811	-5% $2,584	+0% $2,358	+5% $2,131	+10% $1,905
Rent	-10% $1,623	-5% $1,991	+0% $2,358	+5% $2,725	+10% $3,092
Rate	-1.0pp $2,761	-0.5pp $2,561	base $2,358	+0.5pp $2,150	+1.0pp $1,940

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: $200,000
• Closing costs: $24,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Ocean Ave Hampton Bays, NY	3.0	2.0	1600	$10,000	$6.25	93d	1	0.35mi
73 W Tiana Rd Unit 11 Hampton Bays, NY	2.0	1.0	1000	$11,000	$11.00	93d	1	0.43mi
51 Ocean Ave Hampton Bays, NY	3.0	2.0	1200	$4,700	$3.92	8d	1	0.44mi
40 Atlantic Ave Hampton Bays, NY	2.0	2.0	1100	$3,800	$3.45	21d	1	0.44mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	8d	1	0.49mi
104 W Tiana Rd Hampton Bays, NY	3.0	1.5	900	$15,000	$16.67	93d	1	0.59mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	0d	1	0.69mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	73d	1	0.75mi
138 W Tiana Rd Hampton Bays, NY	3.0	1.0	1040	$16,000	$15.38	0d	1	0.77mi
2 Fairview Rd Hampton Bays, NY	2.0	1.0	1440	$17,500	$12.15	66d	1	0.81mi
41 Homewood Dr Hampton Bays, NY	3.0	2.0	1228	$5,500	$4.48	0d	1	0.81mi
168 W Tiana Rd Hampton Bays, NY	3.0	2.0	1004	$4,000	$3.98	93d	1	1.05mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	93d	1	1.11mi
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	93d	1	1.13mi
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	73d	1	1.19mi
18 Maryland Blvd Unit 1429741P Hampton Bays, NY	3.0	3.0	1732	$7,475	$4.32	48d	1	1.44mi

Property features AI

Exterior

• Parking: Garage (1 space)No carport
• Utilities: Electricity connectedPSEG electric serviceCesspool sewer
• Home design: Single family residenceTwo levels
• Construction: Wood siding construction
• Exterior features: Wood sidingNot waterfront

Interior

• Kitchen: Electric cooktopElectric ovenRefrigerator
• Bedrooms: Total rooms: 6
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingOil heatingCentral air conditioning
• Interior features: First-floor bedroomEat-in kitchenFull walkup attic
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $800,000 Active 94 DOM
2. 2026-08-06
   days on market $800,000 Active 92 DOM
3. 2026-08-05
   days on market $800,000 Active 91 DOM
4. 2026-08-04
   days on market $800,000 Active 90 DOM
5. 2026-08-03
   days on market $800,000 Active 89 DOM
6. 2026-07-31
   days on market $800,000 Active 86 DOM
7. 2026-07-30
   days on market $800,000 Active 85 DOM
8. 2026-07-30
   days on market $800,000 Active 84 DOM
9. 2026-07-28
   days on market $800,000 Active 83 DOM
10. 2026-07-26
    days on market $800,000 Active 81 DOM
11. 2026-07-24
    days on market $800,000 Active 79 DOM
12. 2026-07-23
    days on market $800,000 Active 78 DOM
13. 2026-07-22
    days on market $800,000 Active 77 DOM
14. 2026-07-21
    days on market $800,000 Active 76 DOM
15. 2026-07-20
    days on market $800,000 Active 75 DOM
16. 2026-07-18
    days on market $800,000 Active 73 DOM
17. 2026-07-18
    days on market $800,000 Active 72 DOM
18. 2026-07-16
    days on market $800,000 Active 71 DOM
19. 2026-07-15
    days on market $800,000 Active 70 DOM
20. 2026-07-14
    days on market $800,000 Active 69 DOM
21. 2026-07-13
    days on market $800,000 Active 68 DOM
22. 2026-07-13
    days on market $800,000 Active 67 DOM
23. 2026-07-11
    days on market $800,000 Active 66 DOM
24. 2026-07-10
    days on market $800,000 Active 65 DOM
25. 2026-07-09
    days on market $800,000 Active 64 DOM
26. 2026-07-07
    days on market $800,000 Active 62 DOM
27. 2026-07-06
    days on market $800,000 Active 61 DOM
28. 2026-07-06
    days on market $800,000 Active 60 DOM
29. 2026-07-05
    days on market $800,000 Active 59 DOM
30. 2026-07-03
    days on market $800,000 Active 58 DOM
31. 2026-07-02
    days on market $800,000 Active 57 DOM
32. 2026-07-01
    days on market $800,000 Active 56 DOM
33. 2026-06-30
    days on market $800,000 Active 55 DOM
34. 2026-06-29
    days on market $800,000 Active 54 DOM
35. 2026-06-28
    days on market $800,000 Active 53 DOM
36. 2026-06-27
    days on market $800,000 Active 52 DOM
37. 2026-06-26
    days on market $800,000 Active 51 DOM
38. 2026-06-24
    days on market $800,000 Active 49 DOM
39. 2026-06-22
    days on market $800,000 Active 47 DOM
40. 2026-06-21
    days on market $800,000 Active 46 DOM
41. 2026-06-18
    days on market $800,000 Active 43 DOM
42. 2026-06-17
    days on market $800,000 Active 42 DOM
43. 2026-06-16
    days on market $800,000 Active 41 DOM
44. 2026-06-15
    days on market $800,000 Active 40 DOM
45. 2026-06-13
    days on market $800,000 Active 38 DOM
46. 2026-06-13
    days on market $800,000 Active 37 DOM
47. 2026-06-09
    days on market $800,000 Active 34 DOM
48. 2026-06-08
    days on market $800,000 Active 33 DOM
49. 2026-06-07
    days on market $800,000 Active 32 DOM
50. 2026-06-04
    days on market $800,000 Active 29 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: $5,489 · $457/mo
• Projected year-2 tax: $9,505 · $792/mo
• Expected delta: +$4,015/yr (+$335/mo · 73.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $111,552
• − Mortgage interest: −$44,812
• − Property taxes: −$5,489
• − Insurance: −$4,000
• − Repairs & maintenance: −$8,924
• − Management: −$8,924
• − Depreciation: −$23,273
• Taxable income: $16,129
• Est. tax owed @ 24.0%: −$3,871
• After-tax cash flow: $24,422/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

Average 55/100 Moderate rehab Est. rehab $35,175–$63,315 screening

The home is in average condition with some minor repairs and maintenance needed. The kitchen and bathroom flooring can be replaced to improve the appearance and functionality of these areas.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite Appliances white HVAC central · new lt5

Repairs flagged

• Minor Kitchen flooring — The parquet flooring in the kitchen appears to be in good condition.
• Minor Bathroom flooring — The bathroom flooring appears to be in good condition.
• Minor Interior wall paint — The interior wall paint appears to be in average condition.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make the interior look more modern and appealing to potential buyers. ↑
• Resale Replace kitchen flooring — New flooring can improve the overall appearance and functionality of the kitchen. ↑
• Resale Replace bathroom flooring — New flooring can improve the overall appearance and functionality of the bathroom. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 50/100

Zoned Schools

Elementary Hampton Bays Elementary School F NY #1,361/2,108 Nat'l #17,861/41,679 Middle Hampton Bays Middle School F NY #522/729 Nat'l #8,497/14,009 High Hampton Bays High School A- NY #580/1,100 Nat'l #1,359/17,239

Schools (NCES district)

• District: Hampton Bays Union Free School District
• NCES district ID: 3613530
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $70,274
• Composite: 40.18/100
• National rank: #3788
• State rank: #434 of 590 in NY

C Composite livability gradescore 68/100

Livability — Hampton Bays

• Score: 68/100
• State rank: #551
• US rank: #9894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Bays, NY
• County: Suffolk County · 1,505,262 people
• City population: 15,819
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,819
• Household income: $133,918
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 7% 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 (62%)
• Race & ethnicity: White 62% Hispanic / Latino 32% Two or more races 13% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 26% · Canada, Jamaica, Guatemala
• Languages at home: 64% English-only · Spanish 29% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -118.82%
• Current HPI: 467.2466
• Rent YoY: ▲ 16.07%
• 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

Property features AI

Exterior

• Parking: Garage (1 space)No carport
• Utilities: Electricity connectedPSEG electric serviceCesspool sewer
• Home design: Single family residenceTwo levels
• Construction: Wood siding construction
• Exterior features: Wood sidingNot waterfront

Interior

• Kitchen: Electric cooktopElectric ovenRefrigerator
• Bedrooms: Total rooms: 6
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingOil heatingCentral air conditioning
• Interior features: First-floor bedroomEat-in kitchenFull walkup attic
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

-10.6% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $800,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Listed $895,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2022): $5,489 · +0.0% YoY. Source: county tax records.