100 Manor Ln · Jamesport, NY 11901

$849,999

3 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 23 Days on market

Built 1988 0.50 ac lot Est $855k · at est.

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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 +21.1/30.0
• ARV discount +7.8/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this secluded home flooded with natural light from large skylights nestled next to a beautiful apple orchard in the heart of Jamesport Hamlet. This elegant home boasts 3 bedrooms and 2 bathrooms with an open floor plan. Forced air climate control throughout the home with vaulted ceilings, balcony and large second floor deck, attached garage, driveway parking for many cars, electric car charging station, gas service at foundation line and a recently finished basement. This property features beach rights, close proximity to wineries, wedding venues, restaurants, breweries, aquarium, splish splash, tanger, Greenport, Southold and orient point!

Key facts

• Open floor plan
• Balcony
• Natural light

Tags

• NATURAL LIGHT
• APPLE ORCHARD
• OPEN FLOOR PLAN
• FORCED AIR CLIMATE CONTROL
• VAULTED CEILINGS
• BALCONY

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Electric service by PSEG; Cesspool sewer; Natural gas available; Public trash collection
• Home design: Single family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Central vacuum; Entrance foyer; High ceilings; Open floor plan; Open kitchen; Smart thermostat; Walk-in closet(s); Washer/dryer hookup; Finished full basement with Bilco doors, storage space and walk-out access; Partial attic
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $850k).
• Recommended offer: $837k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,185 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Aquebogue Elementary School (math 47% / reading 57%, grade C-, #988 of 2,108 statewide, top 49%, 474 students, 40% FRL); Riverhead Middle School (math 18% / reading 35%, grade F, #594 of 729 statewide, top 81%, 827 students, 57% FRL); Riverhead Senior High School (math 80% / reading 86%, grade A, #440 of 1,100 statewide, top 40%, 2,001 students, 52% FRL).
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Riverhead Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 188 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $26k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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

• 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 $837,249 (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. 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.
3. 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.
4. 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: 1.04% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $855,286
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Manor Ln	0.15mi	3/2.5	1,692 (-1%)	13mo	$735,000	$434	78
1727 Main Rd	0.25mi	3/2.5	1,943 (+13%)	5mo	$635,000	$327	60
44 Legend Ln	0.45mi	3/2.5	1,922 (+12%)	0mo	$1,095,000	$570	57
27 White Birch Ct	0.43mi	4/2.0 (+1)	1,700 (-1%)	20mo	$849,000	$499	57
160 High Meadow Ln	0.71mi	3/2.0	1,500 (-12%)	7mo	$995,000	$663	40

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-60,778
• Equity at exit: $126,738

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $46,400
• Equity at exit: $73,492

Cash invested: $238,000 (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 11901

• Home prices YoY: -29.5%
• Active inventory: 188
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $8,858 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$979 /mo · $11,746/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,860
• Net cashflow: $1,207

Break-even live

Break-even rent $7,330

Max offer price $849,999

Occupancy floor 81%

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Manor Ln Jamesport, NY	4.0	2.5	2100	$9,500	$4.52	4d	1	0.10mi
1727 Main Rd Unit 1538864P Laurel, NY	3.0	2.5	1937	$7,548	$3.90	13d	1	0.34mi
7 Eileen Cir Jamesport, NY	3.0	2.0	1572	$10,000	$6.36	20d	1	0.84mi
23 Scallop Ln South Jamesport, NY	3.0	2.0	1285	$25,000	$19.46	44d	1	1.22mi
33 Beach Rd Laurel, NY	3.0	2.5	1607	$4,500	$2.80	44d	1	1.31mi

Listing history 28 events

1. 2026-06-18
   days on market $849,999 Active 23 DOM
2. 2026-06-17
   days on market $849,999 Active 22 DOM
3. 2026-06-16
   days on market $849,999 Active 21 DOM
4. 2026-06-15
   days on market $849,999 Active 20 DOM
5. 2026-06-13
   days on market $849,999 Active 18 DOM
6. 2026-06-09
   days on market $849,999 Active 14 DOM
7. 2026-06-08
   days on market $849,999 Active 13 DOM
8. 2026-06-07
   days on market $849,999 Active 12 DOM
9. 2026-06-04
   days on market $849,999 Active 9 DOM
10. 2026-06-03
    days on market $849,999 Active 8 DOM
11. 2026-06-02
    days on market $849,999 Active 7 DOM
12. 2026-06-01
    days on market $849,999 Active 6 DOM
13. 2026-05-31
    days on market $849,999 Active 5 DOM
14. 2026-05-26
    listed $849,999 Active
15. 2026-04-01
    historical
16. 2026-02-11
    listed $874,999 Active
17. 2025-11-21
    historical
18. 2025-08-05
    listed $899,999 Active
19. 2024-07-03
    historical $14,500
20. 2024-06-12
    listed $14,500
21. 2024-02-26
    soldstatus $814,125
22. 2023-10-24
    soldstatus $814,125 Closed
23. 2023-07-10
    status Pending
24. 2023-05-11
    price $875,000
25. 2023-04-04
    listed $849,000 Active
26. 2023-03-31
    historical $849,000
27. 2022-11-18
    historical
28. 1989-03-10
    soldstatus $217,500

ⓘ 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: $11,746 · $979/mo
• Projected year-2 tax: $13,055 · $1,088/mo
• Expected delta: +$1,310/yr (+$109/mo · 11.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $106,291
• − Mortgage interest: −$47,613
• − Property taxes: −$11,746
• − Insurance: −$4,250
• − Repairs & maintenance: −$8,503
• − Management: −$8,503
• − Depreciation: −$24,727
• Taxable income: $948
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $14,257/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Jamesport

• Score: 46/100
• State rank: #1185
• US rank: #26497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamesport, NY
• City population: 716
• Population (ZIP): 32,921

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 29% Two or more races 14% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Iranian 1% Portuguese 1%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 26% Other Indo-European 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: ▼ -182.60%
• Current HPI: 436.7781
• 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

+290.8% since first listed

15 events — show timeline

• 2026-05-26 Listed $849,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Listed $874,999 OneKey® MLS as Distributed by MLS Grid
• 2025-11-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-05 Listed $899,999 OneKey® MLS as Distributed by MLS Grid
• 2024-07-03 Rental Removed $14,500 ONEKEY
• 2024-06-12 Listed for Rent $14,500 ONEKEY
• 2024-02-26 Sold (Public Records) $814,125 Public Records
• 2023-10-24 Sold (MLS) $814,125 OneKey® MLS as Distributed by MLS Grid
• 2023-07-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-11 Price Changed $875,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-04 Listed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-31 Coming Soon $849,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-18 Rental Removed — ONEKEY
• 1989-03-10 Sold (Public Records) $217,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $11,746 · +0.0% YoY. Source: county tax records.