20 Elder Ave · Hampton Bays, NY 11946

$500,000

2 bd · 2.0 ba · 560 sqft · SingleFamily public records · 33 Days on market

Built 1997 5,400 sqft lot

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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 +7.5/15.0
• 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

Rare opportunity to acquire a property on the Rampasture peninsula in Hampton Bays. Water on three sides of the neighborhood, two blocks to Tiana Bay, and close proximity to bay beaches. Existing 1997 Ranch on a 5,400 sq ft lot in the Mineola Court subdivision. R-40 zoning. Flood Zone X (minimal flood hazard) a notable advantage for a water-surrounded peninsula location. Property sold strictly as-is, no interior access available. Full gut should be assumed. Buyer to perform all due diligence including but not limited to structure, septic, CO status, permits, and zoning variance requirements for any new construction or expansion. Existing structure is legal pre-existing nonconforming on R-40

Key facts

• Flood zone x
• Water on three sides
• R-40 zoning

Tags

• WATER ON THREE SIDES
• TWO BLOCKS TO TIANA BAY
• CLOSE PROXIMITY TO BAY BEACHES
• FLOOD ZONE X
• R-40 ZONING

Property features AI

Finance

• Other: Property type listed as single family residence
• Financial info: Financial details not specified
• HOA & community: HOA/community details not specified

Exterior

• Parking: On-street parking; No carport
• Security: Security details not specified
• Utilities: Cesspool sewer; Electricity connected; Water connected
• Home design: Single family residence; Living area reported from public records
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Appliances: Other
• Bedrooms: 6 total rooms (includes bedrooms and living areas)
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Other heating; Wall/window air conditioning units
• Interior features: Simple interior finishes; No basement; No attic
• Laundry & utility: Laundry/utility details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $500k).
• Recommended offer: $485k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 6.4% in Hampton Bays — 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 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.
• Zoned schools: Hampton Bays Elementary School (math 32% / reading 52%, grade F, #1,361 of 2,108 statewide, top 67%, 682 students, 55% FRL); Hampton Bays Middle School (math 25% / reading 38%, grade F, #522 of 729 statewide, top 73%, 597 students, 64% FRL); Hampton Bays High School (math 98% / reading 57%, grade A-, #580 of 1,100 statewide, top 53%, 769 students, 53% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.1%/yr); 173 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $8,027/mo this rent would consume 72% 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 $3k of loan paydown is wiped out by about $15k 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 $140k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $500k implies a 525% 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 $485,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.61% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.37%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.23×
• Total profit: $172,099
• Equity at exit: $74,552

10-year hold

• IRR: 38.0%
• Equity multiple: 5.38×
• Total profit: $613,850
• Equity at exit: $43,231

Cash invested: $140,000 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 173
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $8,027 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$200 /mo · $2,403/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,686
• Net cashflow: $3,310

Break-even live

Break-even rent $3,836

Max offer price $500,000

Occupancy floor 54%

Sensitivity live

Price	-10% $3,593	-5% $3,452	+0% $3,310	+5% $3,169	+10% $3,027
Rent	-10% $2,676	-5% $2,993	+0% $3,310	+5% $3,627	+10% $3,945
Rate	-1.0pp $3,562	-0.5pp $3,438	base $3,310	+0.5pp $3,181	+1.0pp $3,049

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $500,000 Active 33 DOM
2. 2026-06-18
   days on market $500,000 Active 30 DOM
3. 2026-06-17
   days on market $500,000 Active 29 DOM
4. 2026-06-16
   days on market $500,000 Active 28 DOM
5. 2026-06-15
   days on market $500,000 Active 27 DOM
6. 2026-06-13
   days on market $500,000 Active 25 DOM
7. 2026-06-13
   days on market $500,000 Active 24 DOM
8. 2026-06-09
   days on market $500,000 Active 21 DOM
9. 2026-06-08
   days on market $500,000 Active 20 DOM
10. 2026-06-07
    days on market $500,000 Active 19 DOM
11. 2026-06-04
    days on market $500,000 Active 16 DOM
12. 2026-06-03
    days on market $500,000 Active 15 DOM
13. 2026-06-02
    days on market $500,000 Active 14 DOM
14. 2026-06-01
    days on market $500,000 Active 13 DOM
15. 2026-05-31
    days on market $500,000 Active 12 DOM
16. 2026-05-19
    listed $500,000 Active
17. 1997-01-22
    soldstatus $80,000
18. 1992-02-13
    soldstatus $62,500

ⓘ 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: $2,403 · $200/mo
• Projected year-2 tax: $5,427 · $452/mo
• Expected delta: +$3,023/yr (+$252/mo · 125.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥90°F today · 20 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: $96,320
• − Mortgage interest: −$28,008
• − Property taxes: −$2,403
• − Insurance: −$2,500
• − Repairs & maintenance: −$7,706
• − Management: −$7,706
• − Depreciation: −$14,545
• Taxable income: $33,452
• Est. tax owed @ 24.0%: −$8,029
• After-tax cash flow: $31,696/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

+700.0% since first listed

3 events — show timeline

• 2026-05-19 Listed $500,000 OneKey® MLS as Distributed by MLS Grid
• 1997-01-22 Sold (Public Records) $80,000 Public Records
• 1992-02-13 Sold (Public Records) $62,500 Public Records

Property tax history

+8.9%/yr

Latest (2022): $2,403 · +0.0% YoY. Source: county tax records.