26 Tuthill Ln · Remsenburg-Speonk, NY 11960

$1,950,000

3 bd · 2.0 ba · 1,983 sqft · SingleFamily public records · 5 Days on market

Built 1962 1.20 ac lot Est $1807k · 8% over

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Why this score? — see what drove the D 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 +11.2/30.0
• Appreciation +8.9/10.0
• Schools +4.8/10.0
• ARV discount +3.9/15.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Modern Hamptons-style ranch on approximately 1.2 acres south of Montauk Highway in the coveted bay area of Remsenburg. Situated on Tuthill Lane, one of the area's most sought-after streets, this beautifully rebuilt home (completed in 2019) offers approximately 2,010 square feet of thoughtfully designed living space, featuring 3 bedrooms, 3 full bathrooms, an attached two-car garage, and room for pool. A pool application has already been submitted. This single-story cedar-shake residence showcases an open-concept floor plan with soaring vaulted ceilings, hardwood floors, oversized windows, and sliding glass doors that open to a spacious rear patio. The chef's kitchen is appointed with premiu

Key facts

• Rebuilt home
• 1.2 acres
• Vaulted ceilings

Tags

• 1.2 ACRES
• REBUILT HOME
• OPEN-CONCEPT FLOOR PLAN
• VAULTED CEILINGS
• HARDWOOD FLOORS
• OVERSIZED WINDOWS

Property features AI

Exterior

• Parking: Attached private garage; 2-car garage; Driveway
• Security: Security system
• Utilities: Septic tank; Electricity connected; Water connected; Private trash collection
• Home design: Single family residence; One-level living; Updated/remodeled condition
• Construction: Cedar, frame, and shake siding construction
• Exterior features: Deck; Patio; Porch; Private, landscaped backyard; Near shops and schools

Interior

• Kitchen: Granite counters; Kitchen island; Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Propane heating
• Interior features: First-floor bedroom and full bath; Chef's kitchen with kitchen island; Eat-in kitchen and open kitchen; Formal dining and entrance foyer; Open floorplan with high ceilings; Primary bathroom with double vanity; Master suite on the main level; Walk-in closet(s)
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.95M.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.74M (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.38M (29.1% below list).
• Recommended offer: $1.38M (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Remsenburg-Speonk Union Free School District (suburban): math 60% / reading 40% proficiency, ranked #389 of 755 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Remsenburg-Speonk Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 122 students, 36% FRL) — zoned schools average 36% FRL vs 10% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 $166k of equity ($13k loan paydown + $152k appreciation (7.8% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$265k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,382,170 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $1,806,513
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Seatuck Ln	0.42mi	3/2.0	1,856 (-6%)	5mo	$1,690,000	$911	65
61 Halsey Rd	0.24mi	4/2.0 (+1)	2,160 (+9%)	16mo	$1,149,000	$532	56
56 Nidzyn Ave	0.65mi	4/2.5 (+1)	2,033 (+2%)	7mo	$1,615,000	$794	53
26 Basket Neck Ln	0.70mi	4/4.0 (+1)	2,200 (+11%)	7mo	$2,350,000	$1,068	30

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

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.29×
• Total profit: $704,422
• Equity at exit: $1,456,150

10-year hold

• IRR: 16.8%
• Equity multiple: 4.84×
• Total profit: $2,097,169
• Equity at exit: $2,866,626

Cash invested: $546,000 (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 →

ZIP-level market 11960

• Home prices YoY: 2.1%
• Active inventory: 41
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $13,822 medium
• Mortgage (P&I): −$10,226
• Tax from tax record: −$623 /mo · $7,472/yr
• Insurance: −$812
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,903
• Net cashflow: $-1,169

Break-even live

Break-even rent $15,301

Max offer price $1,743,573

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-617	+0% $-1,169	+5% $-1,720	+10% $-2,272
Rent	-10% $-2,260	-5% $-1,714	+0% $-1,169	+5% $-623	+10% $-77
Rate	-1.0pp $-187	-0.5pp $-673	base $-1,169	+0.5pp $-1,674	+1.0pp $-2,188

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: $487,500
• Closing costs: $58,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	0d	1	0.30mi
620 Dune Rd Westhampton Beach, NY	3.0	2.0	2300	$25,000	$10.87	0d	1	1.43mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$20,000	$10.81	0d	1	1.44mi

Listing history 4 events

1. 2026-06-21
   days on market $1,950,000 Active 5 DOM
2. 2026-06-18
   days on market $1,950,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $1,950,000 Active 1 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: $7,472 · $623/mo
• Projected year-2 tax: $20,213 · $1,684/mo
• Expected delta: +$12,742/yr (+$1,062/mo · 170.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 93% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 18 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: $165,860
• − Mortgage interest: −$109,230
• − Property taxes: −$7,472
• − Insurance: −$14,868
• − Repairs & maintenance: −$13,269
• − Management: −$13,269
• − Depreciation: −$56,727
• Taxable loss: −$48,975
• Est. tax savings @ 24.0%: +$11,754
• After-tax cash flow: $-2,268/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: Remsenburg-Speonk Union Free School District
• NCES district ID: 3624420
• Math proficiency: 60% ▲ 10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $79,972
• Composite: 47.7/100
• National rank: #4915
• State rank: #389 of 755 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): 1,037

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 9% Romanian 8% Scotch-Irish 1%
• Foreign-born: 3%

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: ▲ 7.81%
• Current HPI: 386.454
• 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

+200.5% since first listed

8 events — show timeline

• 2026-06-04 Listed $1,950,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-02 Price Changed $2,095,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-13 Listed $2,295,000 OneKey® MLS as Distributed by MLS Grid
• 2013-04-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-10-05 Listed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2012-09-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-01-28 Listed $649,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2022): $7,472 · +0.0% YoY. Source: county tax records.