61 W Tiana Rd #10 · Hampton Bays, NY 11946

$569,000

2 bd · 1.0 ba · 800 sqft · Condo · 85 Days on market

Built 1971 $711/sqft · 29% above area Est $440k · 29% over

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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 +24.8/30.0
• 1% rule +8.2/10.0
• DSCR +8.0/10.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the ultimate coastal lifestyle in this ground-level, two bedroom co-op at Hampton Arms, perfectly positioned on two plus acres overlooking Tiana Bay. Fully renovated in 2018, the interior radiates a " beach cottage" vibe with durable ceramic flooring throughout, an open flowing living space, and a chic kitchen featuring quartz countertops and a coastal backsplash. Large sliders lead you to private deck offering seamless indoor-outdoor living with sweeping water views.This year-round retreat grants access to premier resort-style amenities, including a large heated pool, private beach, tennis/pickleball court, fire pit, and a dock with available boat slips. Located just minutes from. the ocean and downtown Hampton Bays, this turnkey home offers Hamptons living made easy for a monthly maintenance of $803 (inclusive of taxes and water). Please note: this is a no pet community. 2.5% Peconic Transfer Tax applies. Sale may be subject to term & conditions of an offering plan. No offer considered accepted till contracts fully executed.

Key facts

• Private deck
• Water views
• Pickleball court

Tags

• PRIVATE DECK
• WATER VIEWS
• HEATED POOL
• PRIVATE BEACH
• TENNIS COURT
• PICKLEBALL COURT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $569k.

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 ($8k rent vs $569k).
• Recommended offer: $535k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: Rents rising fast (+16.1%/yr); 173 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $7,502/mo this rent would consume 67% 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 $4k of loan paydown is wiped out by about $17k 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 $159k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($535k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $225k; list at $569k implies a 153% gain — meaningful room to come down on a strong offer.

Recommended offer $534,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 6.3

CMA / ARV

• ARV (median comp): $440,351
• List price: $569,000
• Delta: 29.22%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $24,171
• Equity at exit: $84,840

10-year hold

• IRR: 18.0%
• Equity multiple: 2.90×
• Total profit: $301,965
• Equity at exit: $49,197

Cash invested: $159,320 (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: 6.3×

Monthly cashflow live

• Estimated rent: $7,502 medium
• Mortgage (P&I): −$2,984
• Tax est. 1.5%: −$711 /mo · $8,535/yr
• Insurance: −$237
• HOA est. from 2 same-building comps: −$799
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $1,195

Break-even live

Break-even rent $5,989

Max offer price $569,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,588	-5% $1,392	+0% $1,195	+5% $999	+10% $802
Rent	-10% $603	-5% $899	+0% $1,195	+5% $1,492	+10% $1,788
Rate	-1.0pp $1,482	-0.5pp $1,340	base $1,195	+0.5pp $1,048	+1.0pp $898

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73 W Tiana Rd Unit 11 Hampton Bays, NY	2.0	1.0	1000	$11,000	$11.00	45d	1	0.17mi
104 W Tiana Rd Hampton Bays, NY	3.0	1.5	900	$15,000	$16.67	45d	1	0.38mi
138 W Tiana Rd Hampton Bays, NY	3.0	1.0	1040	$16,000	$15.38	12d	1	0.66mi
168 W Tiana Rd Hampton Bays, NY	3.0	2.0	1004	$4,000	$3.98	45d	1	0.87mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	45d	1	0.96mi
129 Lamplight Cir Hampton Bays, NY	1.0	1.0	734	$3,245	$4.42	0d	11	1.07mi
164 W Montauk Hwy Hampton Bays, NY	1.0–2.0	1.0–1.5	610	$4,195	$6.88	45d	1	1.08mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-07
   statusdays on market $569,000 Pending 85 DOM
2. 2026-06-04
   days on market $569,000 Active 83 DOM
3. 2026-06-03
   days on market $569,000 Active 82 DOM
4. 2026-06-02
   days on market $569,000 Active 81 DOM
5. 2026-06-01
   days on market $569,000 Active 80 DOM
6. 2026-05-31
   days on market $569,000 Active 79 DOM
7. 2026-03-10
   listed $569,000 Active 1068-char remark

   Show marketing remark (1068 chars)

   Experience the ultimate coastal lifestyle in this ground-level, two bedroom co-op at Hampton Arms, perfectly positioned on two plus acres overlooking Tiana Bay. Fully renovated in 2018, the interior radiates a " beach cottage" vibe with durable ceramic flooring throughout, an open flowing living space, and a chic kitchen featuring quartz countertops and a coastal backsplash. Large sliders lead you to private deck offering seamless indoor-outdoor living with sweeping water views.This year-round retreat grants access to premier resort-style amenities, including a large heated pool, private beach, tennis/pickleball court, fire pit, and a dock with available boat slips. Located just minutes from. the ocean and downtown Hampton Bays, this turnkey home offers Hamptons living made easy for a monthly maintenance of $803 (inclusive of taxes and water). Please note: this is a no pet community. 2.5% Peconic Transfer Tax applies. Sale may be subject to term & conditions of an offering plan. No offer considered accepted till contracts fully executed.

8. 2014-01-24
   soldstatus $225,000 Closed 272-char remark

   Show marketing remark (272 chars)

   By Far The Best Co-Ops, Hampton Arms, On Tiana Bay! Immaculate Ground Floor 2 Bedroom Unit With Beautiful Bay Views. Bayfront Heated Gunite Pool, Tennis, Clubhouse/Gym, Sandy Beach, Boat Slip. This Has It All For Perfect Summer Living!Taxes Included In Monthly Maintenance

9. 2014-01-24
   soldstatus $225,000

   Show marketing remark (272 chars)

   By Far The Best Co-Ops, Hampton Arms, On Tiana Bay! Immaculate Ground Floor 2 Bedroom Unit With Beautiful Bay Views. Bayfront Heated Gunite Pool, Tennis, Clubhouse/Gym, Sandy Beach, Boat Slip. This Has It All For Perfect Summer Living!Taxes Included In Monthly Maintenance

10. 2013-12-10
    status Under Contract 272-char remark

    Show marketing remark (272 chars)

    By Far The Best Co-Ops, Hampton Arms, On Tiana Bay! Immaculate Ground Floor 2 Bedroom Unit With Beautiful Bay Views. Bayfront Heated Gunite Pool, Tennis, Clubhouse/Gym, Sandy Beach, Boat Slip. This Has It All For Perfect Summer Living!Taxes Included In Monthly Maintenance

11. 2013-09-17
    listed $259,900 New 272-char remark

    Show marketing remark (272 chars)

    By Far The Best Co-Ops, Hampton Arms, On Tiana Bay! Immaculate Ground Floor 2 Bedroom Unit With Beautiful Bay Views. Bayfront Heated Gunite Pool, Tennis, Clubhouse/Gym, Sandy Beach, Boat Slip. This Has It All For Perfect Summer Living!Taxes Included In Monthly Maintenance

12. 2013-09-17
    listed $259,900

    Show marketing remark (272 chars)

    By Far The Best Co-Ops, Hampton Arms, On Tiana Bay! Immaculate Ground Floor 2 Bedroom Unit With Beautiful Bay Views. Bayfront Heated Gunite Pool, Tennis, Clubhouse/Gym, Sandy Beach, Boat Slip. This Has It All For Perfect Summer Living!Taxes Included In Monthly Maintenance

13. 2013-09-15
    historical
14. 2012-12-17
    listed $259,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $90,022
• − Mortgage interest: −$31,873
• − Property taxes: −$8,535
• − Insurance: −$2,845
• − Repairs & maintenance: −$7,202
• − Management: −$7,202
• − HOA: −$9,588
• − Depreciation: −$16,553
• Taxable income: $6,225
• Est. tax owed @ 24.0%: −$1,494
• After-tax cash flow: $12,849/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

+118.9% since first listed

8 events — show timeline

• 2026-03-10 Listed $569,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-24 Sold (MLS) $225,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-24 Sold (MLS) $225,000 MLSLI
• 2013-12-10 Pending — MLSLI
• 2013-09-17 Listed $259,900 MLSLI
• 2013-09-17 Listed $259,900 OneKey® MLS as Distributed by MLS Grid
• 2013-09-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-12-17 Listed $259,900 OneKey® MLS as Distributed by MLS Grid