183 Old Country Rd · Remsenburg-Speonk, NY 11972

$859,000

4 bd · 2.0 ba · 2,060 sqft · SingleFamily public records · 34 Days on market

Built 1975 0.36 ac lot Est $867k · at est.

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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 +7.9/15.0
• Appreciation +6.2/10.0
• Schools +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this amazing 3-bedroom, 3-bathroom home in the exclusive Hamlet of Speonk, located within the Town of Southampton. Offering plenty of space and a thoughtful layout, this property is ideal for year-round living or as a second home close to the Hamptons and East End. The main level features a bright and inviting living area, a practical kitchen with quality appliances, and comfortable bedrooms with ample closet space. This Property has a full finished basement with a recreation room. For convenience and storage, the property includes both an attached garage and an additional detached garage, giving plenty of options for parking, hobbies, or a workshop. The exterior is beautiful and

Key facts

• Recreation room
• Attached garage
• Outdoor living

Tags

• FULL FINISHED BASEMENT
• RECREATION ROOM
• ATTACHED GARAGE
• DETACHED GARAGE
• OUTDOOR LIVING
• TOWN OF SOUTHAMPTON COMMUNITY

Property features AI

Exterior

• Parking: Driveway; Garage with automatic garage door opener; 1-car garage
• Utilities: Electric service by PSEG; Cesspool sewer system; Cable, electricity, and water connected
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven and gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Rooms total include bedrooms within a 19-room layout
• Bathrooms: Three full bathrooms
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: Breakfast bar; Galley-style and open kitchen areas; Pantry; Quartz/Quartzite counters; Finished basement
• Laundry & utility: Washer and dryer; Laundry located in the basement; Oil water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $859k.

Deal economics

• At list price, monthly cash flow is $15k ($184k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $859k).
• Recommended offer: $833k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.7% vs local median 7.2% in Remsenburg-Speonk — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Eastport-South Manor CSD (suburban): math 62% / reading 69% proficiency, ranked #147 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Eastport Elementary School (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 348 students, 0% FRL); Eastport-South Manor Junior Senior High School (math 68% / reading 61%, grade B-, #776 of 1,100 statewide, top 73%, 1,530 students, 20% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($6k loan paydown + $21k appreciation (2.5% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $241k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($833k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $470k; list at $859k implies a 83% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $833,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.09% ✓
• Cap rate: 27.66%
• Cash-on-cash: 76.32%
• DSCR: 4.40
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $867,260
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Howell Pl	0.10mi	4/3.0	2,300 (+12%)	6mo	$835,000	$363	67
10 East Pond Ln	0.68mi	4/2.5	1,900 (-8%)	15mo	$800,000	$421	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.4%
• Equity multiple: 5.39×
• Total profit: $1,054,751
• Equity at exit: $361,482

10-year hold

• IRR: 80.3%
• Equity multiple: 11.06×
• Total profit: $2,419,352
• Equity at exit: $538,551

Cash invested: $240,520 (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 11972

• Home prices YoY: 1.1%
• Active inventory: 6
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $26,523 medium
• Mortgage (P&I): −$4,505
• Tax from tax record: −$793 /mo · $9,517/yr
• Insurance: −$358
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,570
• Net cashflow: $15,298

Break-even live

Break-even rent $7,159

Max offer price $859,000

Occupancy floor 37%

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: $214,750
• Closing costs: $25,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	1d	1	1.27mi
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	16d	1	1.36mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	1d	1	1.45mi
510 Montauk Hwy Eastport, NY	3.0	1.0	1450	$3,250	$2.24	43d	1	1.46mi

Listing history 9 events

1. 2026-04-22
   status Pending
2. 2026-03-19
   listed $859,000 Active
3. 2026-03-18
   historical
4. 2026-03-05
   price $870,500
5. 2025-10-21
   price $869,999
6. 2025-09-27
   listed $899,000 Active
7. 2025-09-17
   historical
8. 2020-03-16
   soldstatus $470,000
9. 2002-08-20
   soldstatus $180,000

ⓘ 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: $9,517 · $793/mo
• Projected year-2 tax: $12,017 · $1,001/mo
• Expected delta: +$2,500/yr (+$208/mo · 26.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $318,280
• − Mortgage interest: −$48,117
• − Property taxes: −$9,517
• − Insurance: −$4,295
• − Repairs & maintenance: −$25,462
• − Management: −$25,462
• − Depreciation: −$24,989
• Taxable income: $180,437
• Est. tax owed @ 24.0%: −$43,305
• After-tax cash flow: $140,268/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: Eastport-South Manor CSD
• NCES district ID: 3600125
• Math proficiency: 62% ▼ -1.00%
• Reading proficiency: 69% ▲ 3.00%
• Median HH income: $91,204
• Composite: 59.55/100
• National rank: #918
• State rank: #147 of 590 in NY

Livability — Remsenburg-Speonk

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Remsenburg-Speonk, NY
• City population: 1,346
• Population (ZIP): 309

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 9%
• Foreign-born: 4%
• Languages at home: 92% English-only · Russian/Polish/Slavic 8%

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: ▲ 2.48%
• Current HPI: 231.8516
• 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

+377.2% since first listed

9 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Listed $859,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $870,500 OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $869,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-27 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-17 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2020-03-16 Sold (Public Records) $470,000 Public Records
• 2002-08-20 Sold (Public Records) $180,000 Public Records

Property tax history

+3.9%/yr

Latest (2024): $9,517 · +0.0% YoY. Source: county tax records.