151 Beach 96 Unit 6D · North Haven, NY 11693

$630,000

2 bd · 2.0 ba · 1,100 sqft · Condo · 216 Days on market

Built 2009 $573/sqft · 56% below area $1123/mo HOA · 3% of rent ↓ 5% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Ocean One. This bright, 6 floor condo offers ocean views from every room and a private balcony where you can sip your coffee and watch the waves roll in. Enjoy a roof deck with sweeping shoreline panoramas or your own private ocean facing balcony. This unit comes with a deeded parking spot, in unit laundry and an indoor bike storage facility. All of this just steps from the beach, the boardwalk, and everything that makes Rockaway feel like a year round seaside escape.

Key facts

• Roof deck
• Indoor bike storage
• Private balcony

Tags

• PRIVATE BALCONY
• ROOF DECK
• DEEDED PARKING SPOT
• IN UNIT LAUNDRY
• INDOOR BIKE STORAGE
• STEPS FROM THE BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $630k.

Deal economics

• At list price, monthly cash flow is $29k ($344k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($43k rent vs $630k).
• Recommended offer: $554k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#978 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute D-, cost of living F.
• Sag Harbor Union Free School District (suburban): math 54% / reading 70% proficiency, ranked #175 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 67 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $67k of equity ($4k loan paydown + $63k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $176k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$108k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($554k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $554,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 6.85% ✓
• Cap rate: 60.82%
• Cash-on-cash: 194.74%
• DSCR: 9.66
• GRM: 1.2

CMA / ARV

• ARV (median comp): $1,425,147
• List price: $630,000
• Delta: -55.79%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.29×
• Total profit: $2,167,668
• Equity at exit: $567,554

10-year hold

• IRR: —
• Equity multiple: 29.07×
• Total profit: $4,952,331
• Equity at exit: $1,223,951

Cash invested: $176,400 (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 11693

• Home prices YoY: 17.7%
• Active inventory: 67
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $43,168 medium
• Mortgage (P&I): −$3,304
• Tax est. 1.5%: −$788 /mo · $9,450/yr
• Insurance: −$262
• HOA: −$1,123
• Vacancy / Maint / Mgmt: −$9,065
• Net cashflow: $28,626

Break-even live

Break-even rent $6,933

Max offer price $630,000

Occupancy floor 29%

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: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95 Main St Unit 2 Sag Harbor, NY	2.0	1.0	1000	$62,400	$62.40	22d	1	0.72mi
95 Main St Unit 3 Sag Harbor, NY	1.0	1.0	1000	$48,000	$48.00	22d	1	0.72mi
47 Cliff Dr Sag Harbor, NY	3.0	2.0	1360	$8,000	$5.88	19d	1	0.88mi
35 Bayberry Ln Sag Harbor, NY	3.0	1.0	1040	$4,500	$4.33	43d	1	0.99mi
364 Main St Unit B Sag Harbor, NY	3.0	1.0	1200	$35,000	$29.17	22d	1	1.22mi

HOA detail condo

• Monthly dues: $1,123 · $13,476/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $630,000 Active 216 DOM
2. 2026-06-17
   days on market $630,000 Active 215 DOM
3. 2026-06-16
   days on market $630,000 Active 214 DOM
4. 2026-06-15
   days on market $630,000 Active 213 DOM
5. 2026-06-13
   days on market $630,000 Active 211 DOM
6. 2026-06-09
   days on market $630,000 Active 207 DOM
7. 2026-06-08
   days on market $630,000 Active 206 DOM
8. 2026-06-07
   days on market $630,000 Active 205 DOM
9. 2026-06-04
   days on market $630,000 Active 202 DOM
10. 2026-06-03
    days on market $630,000 Active 201 DOM
11. 2026-06-02
    days on market $630,000 Active 200 DOM
12. 2026-06-01
    days on market $630,000 Active 199 DOM
13. 2026-05-31
    days on market $630,000 Active 198 DOM
14. 2026-01-05
    price $630,000 485-char remark

    Show marketing remark (485 chars)

    Welcome to Ocean One. This bright, 6 floor condo offers ocean views from every room and a private balcony where you can sip your coffee and watch the waves roll in. Enjoy a roof deck with sweeping shoreline panoramas or your own private ocean facing balcony. This unit comes with a deeded parking spot, in unit laundry and an indoor bike storage facility. All of this just steps from the beach, the boardwalk, and everything that makes Rockaway feel like a year round seaside escape.

15. 2025-11-14
    listed $640,000 Active 485-char remark

    Show marketing remark (485 chars)

    Welcome to Ocean One. This bright, 6 floor condo offers ocean views from every room and a private balcony where you can sip your coffee and watch the waves roll in. Enjoy a roof deck with sweeping shoreline panoramas or your own private ocean facing balcony. This unit comes with a deeded parking spot, in unit laundry and an indoor bike storage facility. All of this just steps from the beach, the boardwalk, and everything that makes Rockaway feel like a year round seaside escape.

16. 2025-08-01
    price $640,000
17. 2025-06-04
    price $649,999
18. 2025-04-18
    listed $665,000 Active
19. 2025-04-17
    historical

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

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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $518,019
• − Mortgage interest: −$35,290
• − Property taxes: −$9,450
• − Insurance: −$3,150
• − Repairs & maintenance: −$41,441
• − Management: −$41,441
• − HOA: −$13,476
• − Depreciation: −$18,327
• Taxable income: $355,443
• Est. tax owed @ 24.0%: −$85,306
• After-tax cash flow: $258,207/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: Sag Harbor Union Free School District
• NCES district ID: 3625380
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 70% ▲ 7.00%
• Median HH income: $81,547
• Composite: 55.69/100
• National rank: #1222
• State rank: #175 of 590 in NY

Livability — North Haven

• Score: 60/100
• State rank: #978
• US rank: #19137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Haven, NY
• Population (ZIP): 13,066

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 0.70)
• Race & ethnicity: White 44% Black 24% Hispanic / Latino 22% Two or more races 11% Asian 5%
• Hispanic origin (detail): Puerto Rican 8% Dominican 4% Salvadoran 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Subsaharan African 2%
• Foreign-born: 25% · Canada, Jamaica, China
• Languages at home: 67% English-only · Spanish 16% Russian/Polish/Slavic 8% Other Indo-European 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: ▲ 121.58%
• Current HPI: 807.44
• 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

-5.3% since first listed

6 events — show timeline

• 2026-01-05 Price Changed $630,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Listed $640,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $640,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-04 Price Changed $649,999 OneKey® MLS as Distributed by MLS Grid
• 2025-04-18 Listed $665,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-17 Coming Soon — OneKey® MLS as Distributed by MLS Grid