26 Bittersweet Ave · Hampton Bays, NY 11946

$949,000

3 bd · 23.0 ba · 1,432 sqft · SingleFamily public records · 18 Days on market

Built 1995 0.46 ac lot $663/sqft · at area comps Est $1051k · 10% under

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Why this score? — see what drove the C+ 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 +22.0/30.0
• ARV discount +11.9/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A rare offering with a 395 sq ft detached accessory structure with heat and electric, this updated Hampton Bays ranch in the beach community of Landing Estates offers a wonderful blend of comfort, flexibility, and coastal charm just a short walk to East Landing Beach. Tucked away on a quiet street, the home features an open-concept kitchen, living and dining area that flows into an additional family room, creating an inviting layout for both everyday living and entertaining. The main living space opens to a spacious rear deck with a hot tub, an ideal place to unwind or gather with guests while overlooking the property. The primary bedroom includes an en suite bath and walk-in closet. A 968 sq ft walk-out lower level is currently unfinished and offers additional space with future potential. Outside, the property is complemented by an oversized driveway, side yard cabana, and room for a pool on a sprawling .46-acre lot, offering even more flexibility and potential to create your own private outdoor retreat in one of Hampton Bays’ desirable beach communities.

Key facts

• Walk-out lower level
• Hot tub
• Side yard cabana

Tags

• DETACHED ACCESSORY STRUCTURE
• OPEN-CONCEPT KITCHEN
• SPACIOUS REAR DECK
• HOT TUB
• WALK-OUT LOWER LEVEL
• SIDE YARD CABANA

What this means for you Summary

Snapshot

• This is a 3-bed/23.0-bath single-family listed at $949k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $946k (0.3% below list).
• Recommended offer: $935k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.4% in Hampton Bays — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+16.1%/yr); 172 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $9,461/mo this rent would consume 85% of the median local household income ($134k/yr) (locally 199% 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 $7k of loan paydown is wiped out by about $28k 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 $266k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($935k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $399k; list at $949k implies a 138% gain — meaningful room to come down on a strong offer.

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 $934,765 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $1,050,893
• List price: $949,000
• Delta: -9.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Squiretown Rd	0.19mi	3/2.0	1,500 (+5%)	1mo	$998,000	$665	62
42 Bittersweet	0.18mi	3/2.0	1,299 (-9%)	1mo	$725,000	$558	56
23 Bittersweet Ave	0.03mi	3/2.0	1,500 (+5%)	21mo	$850,000	$567	53
175 Newtown Rd	0.25mi	3/2.0	1,364 (-5%)	20mo	$900,000	$660	44
80 Washington Heights Ave	0.36mi	3/3.0	1,271 (-11%)	4mo	$969,000	$762	41
10 Bittersweet Ave S	0.13mi	3/2.0	1,228 (-14%)	14mo	$927,500	$755	38
12 Old Squiretown Rd	0.34mi	4/2.0 (+1)	1,530 (+7%)	18mo	$870,000	$569	38
3 Squires Pond Rd	0.47mi	2/2.0 (-1)	1,456 (+2%)	23mo	$850,000	$584	36
34 Wards Path	0.36mi	3/2.0	1,594 (+11%)	14mo	$1,025,000	$643	33
6 Bittersweet Ave	0.17mi	3/3.0	1,600 (+12%)	24mo	$925,000	$578	33
65 Old Riverhead Rd	0.72mi	3/2.0	1,592 (+11%)	16mo	$790,000	$496	15

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-7,964
• Equity at exit: $141,499

10-year hold

• IRR: 13.3%
• Equity multiple: 2.29×
• Total profit: $343,387
• Equity at exit: $82,052

Cash invested: $265,720 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 172
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $9,461 medium
• Mortgage (P&I): −$4,977
• Tax from tax record: −$594 /mo · $7,126/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,987
• Net cashflow: $1,508

Break-even live

Break-even rent $7,552

Max offer price $949,000

Occupancy floor 79%

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20A Columbine Ave N Hampton Bays, NY	2.0	1.0	1073	$10,000	$9.32	15d	1	0.15mi
10 Columbine Ave N Hampton Bays, NY	4.0	2.0	1560	$45,000	$28.85	24d	1	0.24mi
32 Red Creek Rd Hampton Bays, NY	4.0	3.0	1613	$22,000	$13.64	5d	1	0.51mi
43B Old Squires Rd Hampton Bays, NY	3.0	2.0	1200	$8,000	$6.67	15d	1	0.60mi
18 Old Riverhead Rd Hampton Bays, NY	3.0	2.0	1056	$13,500	$12.78	24d	1	0.81mi
3 Debbie Trl Hampton Bays, NY	3.0	2.0	1375	$5,500	$4.00	20d	1	0.87mi
5 Ardmore Ct Hampton Bays, NY	3.0	2.0	1800	$28,000	$15.56	19d	1	0.89mi
111 Fanning Ave Hampton Bays, NY	3.0	2.0	1474	$20,000	$13.57	5d	1	1.37mi
3 Windmill Ln Hampton Bays, NY	3.0	2.0	997	$5,000	$5.02	5d	1	1.43mi

Listing history 6 events

1. 2026-05-09
   status Pending 1078-char remark

   Show marketing remark (1078 chars)

   A rare offering with a 395 sq ft detached accessory structure with heat and electric, this updated Hampton Bays ranch in the beach community of Landing Estates offers a wonderful blend of comfort, flexibility, and coastal charm just a short walk to East Landing Beach. Tucked away on a quiet street, the home features an open-concept kitchen, living and dining area that flows into an additional family room, creating an inviting layout for both everyday living and entertaining. The main living space opens to a spacious rear deck with a hot tub, an ideal place to unwind or gather with guests while overlooking the property. The primary bedroom includes an en suite bath and walk-in closet. A 968 sq ft walk-out lower level is currently unfinished and offers additional space with future potential. Outside, the property is complemented by an oversized driveway, side yard cabana, and room for a pool on a sprawling .46-acre lot, offering even more flexibility and potential to create your own private outdoor retreat in one of Hampton Bays’ desirable beach communities.

2. 2026-04-21
   listed $949,000 Active 1078-char remark

   Show marketing remark (1078 chars)

   A rare offering with a 395 sq ft detached accessory structure with heat and electric, this updated Hampton Bays ranch in the beach community of Landing Estates offers a wonderful blend of comfort, flexibility, and coastal charm just a short walk to East Landing Beach. Tucked away on a quiet street, the home features an open-concept kitchen, living and dining area that flows into an additional family room, creating an inviting layout for both everyday living and entertaining. The main living space opens to a spacious rear deck with a hot tub, an ideal place to unwind or gather with guests while overlooking the property. The primary bedroom includes an en suite bath and walk-in closet. A 968 sq ft walk-out lower level is currently unfinished and offers additional space with future potential. Outside, the property is complemented by an oversized driveway, side yard cabana, and room for a pool on a sprawling .46-acre lot, offering even more flexibility and potential to create your own private outdoor retreat in one of Hampton Bays’ desirable beach communities.

3. 2016-07-07
   soldstatus $399,000 430-char remark

   Show marketing remark (430 chars)

   Updated Ranch W/Many Fine Finishes. Granite Kitchen + Baths, Gas Stove And Dryer, All Hardwood + Tile Floors, Den W/Vaulted Ceilings, Central Air, Central Vac, Mostly Andersen Windows, Updates Include Cesspool, Electric, Heat, Windows, Roof, Doors. Garage Conversion W/Co, 400 Sq Ft Cottage With Heat + Electric With C Of O For Storage, Additional information: Appearance:Mint,Interior Features:Lr/Dr,Separate Hotwater Heater:Oil

4. 2016-03-12
   listed $399,000 430-char remark

   Show marketing remark (430 chars)

   Updated Ranch W/Many Fine Finishes. Granite Kitchen + Baths, Gas Stove And Dryer, All Hardwood + Tile Floors, Den W/Vaulted Ceilings, Central Air, Central Vac, Mostly Andersen Windows, Updates Include Cesspool, Electric, Heat, Windows, Roof, Doors. Garage Conversion W/Co, 400 Sq Ft Cottage With Heat + Electric With C Of O For Storage, Additional information: Appearance:Mint,Interior Features:Lr/Dr,Separate Hotwater Heater:Oil

5. 1998-04-08
   soldstatus $210,000
6. 1987-07-27
   soldstatus $53,500

ⓘ 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: $7,126 · $594/mo
• Projected year-2 tax: $11,582 · $965/mo
• Expected delta: +$4,456/yr (+$371/mo · 62.5%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $113,526
• − Mortgage interest: −$53,159
• − Property taxes: −$7,126
• − Insurance: −$4,745
• − Repairs & maintenance: −$9,082
• − Management: −$9,082
• − Depreciation: −$27,607
• Taxable income: $2,725
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $17,441/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: 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

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 · 679,920 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: 199.0

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: 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%

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

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

+1673.8% since first listed

6 events — show timeline

• 2026-05-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listed $949,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-07 Sold (MLS) $399,000 OneKey® MLS as Distributed by MLS Grid
• 2016-03-12 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 1998-04-08 Sold (Public Records) $210,000 Public Records
• 1987-07-27 Sold (Public Records) $53,500 Public Records

Property tax history

+2.0%/yr

Latest (2022): $7,126 · +0.0% YoY. Source: county tax records.