1175 9th St · Greenport West, NY 11944

$935,000

4 bd · 3.5 ba · 2,100 sqft · SingleFamily · 102 Days on market

Built 2006 5,227 sqft lot Est $1363k · 31% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Rare Opportunity In The Heart Of Greenport. Built In 2006, Open Concept, Eat In Kitchen, With Sliders To Back Yard, Living Room With Fpl, Formal Dining Room, Full Basement, Laundry Room On Main Level, Beautiful Hardwood Floors, Stainless Steel Appliances. Needs Your Personal Touches, Minor Repairs. Close To Village Shops, Restaurants, Marina, Local Beaches & Vineyards. Artist Dream, Great Value!

Key facts

• Formal dining room
• Eat in kitchen
• Sliding glass doors

Tags

• FINISHED BASEMENT
• WOOD BURNING FIREPLACE
• EAT IN KITCHEN
• SLIDING GLASS DOORS
• PRIVATE REAR YARD
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Driveway parking; Total parking for 4 vehicles
• Utilities: Cesspool sewer; Cable available; Electricity connected; Phone available; Private trash collection; Water connected
• Home design: Single family residence; Finished full basement with walk-out access; Attic with crawl access
• Construction: Vinyl siding construction; Block and concrete perimeter foundation
• Exterior features: Vinyl siding; Back yard fencing; Patio

Interior

• Kitchen: Cooktop (electric); Electric oven; Range; Microwave; Dishwasher; Refrigerator; Freezer; Exhaust fan; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Total rooms: 9 (includes bedrooms and living spaces); Basement level bedrooms may exist (finished, full basement with walk-out access)
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom with double vanity and soaking tub
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Crown molding; Double vanity in bath; Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; High-speed internet available; Kitchen island; Natural woodwork; Open floorplan; Open kitchen; Pantry; Primary bathroom; Recessed lighting; Soaking tub; Storage
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Laundry room; Laundry located in basement; Oil water heater; Humidifier

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $935k.

Deal economics

• At list price, monthly cash flow is $6k ($73k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $935k).
• Recommended offer: $851k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: 67 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $6k 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 + 3.0% rent growth), your $262k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($851k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $64k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $475k; list at $935k implies a 97% 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 $850,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.67% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.04%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $1,362,900
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Front St	0.24mi	3/2.0 (-1)	2,300 (+10%)	1mo	$899,000	$391	61
217 6th St	0.19mi	3/2.5 (-1)	1,967 (-6%)	22mo	$1,550,000	$788	53
520 Madison Ave	0.54mi	4/2.5	2,000 (-5%)	17mo	$1,675,000	$838	48
516 4th St	0.43mi	4/2.5	1,840 (-12%)	14mo	$1,195,000	$649	44
515 Fourth St	0.40mi	3/2.0 (-1)	2,200 (+5%)	23mo	$1,200,000	$545	43
336 2nd St	0.68mi	4/2.0	1,800 (-14%)	15mo	$578,000	$321	26

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $238,202
• Equity at exit: $139,412

10-year hold

• IRR: 30.2%
• Equity multiple: 3.71×
• Total profit: $709,431
• Equity at exit: $80,842

Cash invested: $261,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $15,582 medium
• Mortgage (P&I): −$4,903
• Tax from tax record: −$899 /mo · $10,790/yr
• Insurance: −$390
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,272
• Net cashflow: $6,118

Break-even live

Break-even rent $7,838

Max offer price $935,000

Occupancy floor 56%

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: $233,750
• Closing costs: $28,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 6th St Unit G Greenport, NY	3.0	2.5	2238	$5,000	$2.23	25d	1	0.28mi
134 6th St Greenport, NY	3.0	2.0	1560	$18,500	$11.86	19d	1	0.30mi
312 5th Ave Greenport, NY	4.0	2.0	1900	$12,000	$6.32	44d	1	0.51mi
64230 North Rd Greenport, NY	4.0	3.0	2800	$6,500	$2.32	44d	1	0.82mi
123 Sterling Ave #2 Greenport, NY	3.0	3.0	1528	$45,000	$29.45	44d	1	0.94mi
3650 Bay Shore Rd Greenport, NY	3.0	3.0	2400	$10,000	$4.17	25d	1	1.10mi
485 Sutton Pl Greenport, NY	4.0	2.5	2026	$20,000	$9.87	44d	1	1.23mi

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-03-20
   price $935,000
3. 2026-01-15
   listed $999,000 Active
4. 2019-04-18
   soldstatus $475,000 Closed 402-char remark

   Show marketing remark (402 chars)

   Rare Opportunity In The Heart Of Greenport. Built In 2006, Open Concept, Eat In Kitchen, With Sliders To Back Yard, Living Room With Fpl, Formal Dining Room, Full Basement, Laundry Room On Main Level, Beautiful Hardwood Floors, Stainless Steel Appliances. Needs Your Personal Touches, Minor Repairs. Close To Village Shops, Restaurants, Marina, Local Beaches & Vineyards. Artist Dream, Great Value!

5. 2019-04-11
   status Under Contract 402-char remark

   Show marketing remark (402 chars)

   Rare Opportunity In The Heart Of Greenport. Built In 2006, Open Concept, Eat In Kitchen, With Sliders To Back Yard, Living Room With Fpl, Formal Dining Room, Full Basement, Laundry Room On Main Level, Beautiful Hardwood Floors, Stainless Steel Appliances. Needs Your Personal Touches, Minor Repairs. Close To Village Shops, Restaurants, Marina, Local Beaches & Vineyards. Artist Dream, Great Value!

6. 2019-03-09
   price $529,000 402-char remark

   Show marketing remark (402 chars)

   Rare Opportunity In The Heart Of Greenport. Built In 2006, Open Concept, Eat In Kitchen, With Sliders To Back Yard, Living Room With Fpl, Formal Dining Room, Full Basement, Laundry Room On Main Level, Beautiful Hardwood Floors, Stainless Steel Appliances. Needs Your Personal Touches, Minor Repairs. Close To Village Shops, Restaurants, Marina, Local Beaches & Vineyards. Artist Dream, Great Value!

7. 2019-02-12
   price $529,900 402-char remark

   Show marketing remark (402 chars)

   Rare Opportunity In The Heart Of Greenport. Built In 2006, Open Concept, Eat In Kitchen, With Sliders To Back Yard, Living Room With Fpl, Formal Dining Room, Full Basement, Laundry Room On Main Level, Beautiful Hardwood Floors, Stainless Steel Appliances. Needs Your Personal Touches, Minor Repairs. Close To Village Shops, Restaurants, Marina, Local Beaches & Vineyards. Artist Dream, Great Value!

8. 2019-01-08
   price $549,900 402-char remark

   Show marketing remark (402 chars)

   Rare Opportunity In The Heart Of Greenport. Built In 2006, Open Concept, Eat In Kitchen, With Sliders To Back Yard, Living Room With Fpl, Formal Dining Room, Full Basement, Laundry Room On Main Level, Beautiful Hardwood Floors, Stainless Steel Appliances. Needs Your Personal Touches, Minor Repairs. Close To Village Shops, Restaurants, Marina, Local Beaches & Vineyards. Artist Dream, Great Value!

9. 2018-12-06
   price $569,900 402-char remark

   Show marketing remark (402 chars)

   Rare Opportunity In The Heart Of Greenport. Built In 2006, Open Concept, Eat In Kitchen, With Sliders To Back Yard, Living Room With Fpl, Formal Dining Room, Full Basement, Laundry Room On Main Level, Beautiful Hardwood Floors, Stainless Steel Appliances. Needs Your Personal Touches, Minor Repairs. Close To Village Shops, Restaurants, Marina, Local Beaches & Vineyards. Artist Dream, Great Value!

10. 2018-10-22
    listed $579,900 New 402-char remark

    Show marketing remark (402 chars)

    Rare Opportunity In The Heart Of Greenport. Built In 2006, Open Concept, Eat In Kitchen, With Sliders To Back Yard, Living Room With Fpl, Formal Dining Room, Full Basement, Laundry Room On Main Level, Beautiful Hardwood Floors, Stainless Steel Appliances. Needs Your Personal Touches, Minor Repairs. Close To Village Shops, Restaurants, Marina, Local Beaches & Vineyards. Artist Dream, Great Value!

11. 2005-11-04
    soldstatus $172,500
12. 1988-04-13
    soldstatus $26,000

ⓘ 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: $10,790 · $899/mo
• Projected year-2 tax: $13,296 · $1,108/mo
• Expected delta: +$2,506/yr (+$209/mo · 23.2%)

ⓘ 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: $186,983
• − Mortgage interest: −$52,375
• − Property taxes: −$10,790
• − Insurance: −$4,675
• − Repairs & maintenance: −$14,959
• − Management: −$14,959
• − Depreciation: −$27,200
• Taxable income: $62,026
• Est. tax owed @ 24.0%: −$14,886
• After-tax cash flow: $58,527/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

+3496.2% since first listed

12 events — show timeline

• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $935,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-18 Sold (MLS) $475,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-03-09 Price Changed $529,000 OneKey® MLS as Distributed by MLS Grid
• 2019-02-12 Price Changed $529,900 OneKey® MLS as Distributed by MLS Grid
• 2019-01-08 Price Changed $549,900 OneKey® MLS as Distributed by MLS Grid
• 2018-12-06 Price Changed $569,900 OneKey® MLS as Distributed by MLS Grid
• 2018-10-22 Listed $579,900 OneKey® MLS as Distributed by MLS Grid
• 2005-11-04 Sold (Public Records) $172,500 Public Records
• 1988-04-13 Sold (Public Records) $26,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $10,790 · +0.0% YoY. Source: county tax records.