70 Whooping Hollow Rd · Northwest Harbor, NY 11937

$2,350,000

4 bd · 3.0 ba · 1,905 sqft · SingleFamily · 194 Days on market

Built 1971 0.46 ac lot $1234/sqft · 14% above area Est $2058k · 14% 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 +23.4/30.0
• DSCR +7.5/10.0
• Schools +5.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing a meticulously renovated Mid-century modern home ideally located between East Hampton and Sag Harbor! Set on a picturesque .46-acre lot bordering a 21-acre nature preserve, this spectacular home offers everything you would expect in a move-in ready new-build, without the hefty price tag! Features in this 2025 renovation include a new roof, board and batten siding, hardwood floors, large energy efficient Pella windows, new HVAC, all new plumbing and electrical wiring, galvanized steel gutters, along with new landscaping materials, outdoor lighting, and an irrigation system. Upon entering this chic home, you’ll immediately notice the light-filled living room accented by ceilings that soar to 14 feet at the apex. A major focal point is the majestic double-sided fireplace which serves both the living room and dining room and anchors the open-concept layout. New Havwoods wide-plank oak floors throughout the main level offer durable, yet tasteful luxury. The sleek chef’s kitchen blends form and function and features Bosch appliances, Caesarstone countertops, ample workspace, storage, and a wine bar. Down a new set of stairs, the partially finished basement has high ceilings and includes a laundry area, 2-car garage and workshop, and can easily fit a home gym, media room, or wine cellar, if desired. This wonderful home is currently used as a 3 bedroom/3 bath residence with a home office that overlooks the pool area and beautifully landscaped backyard. The pool is easily accessed from multiple interior points, providing seamless indoor/outdoor living with serene, wooded views and privacy. If you are looking for a conveniently located, turn-key, Hamptons retreat, this is it. Come and see that you can have it all!

Key facts

• 0.46 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2.35M.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.33M (1.1% below list).
• Recommended offer: $2.07M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,007 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: schools D+, amenities F, commute F.
• East Hampton Union Free School District (town): math 62% / reading 66% proficiency, ranked #159 of 590 in NY (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $23,250/mo this rent would consume 215% of the median local household income ($130k/yr) (locally 896% 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 $16k of loan paydown is wiped out by about $70k 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 $658k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($2.07M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $145k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.10M; list at $2.35M implies a 114% 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 $2,068,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.99% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $2,058,118
• List price: $2,350,000
• Delta: 14.18%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Whooping Hollow Rd	0.00mi	4/3.0	1,905 (0%)	0mo	$2,225,000	$1,168	100
36 Whooping Hollow Rd	0.32mi	3/2.0 (-1)	2,060 (+8%)	11mo	$1,750,000	$850	53

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $16,856
• Equity at exit: $350,393

10-year hold

• IRR: 14.4%
• Equity multiple: 2.41×
• Total profit: $924,962
• Equity at exit: $203,185

Cash invested: $658,000 (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 11937

• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $23,250 medium
• Mortgage (P&I): −$12,324
• Tax from tax record: −$735 /mo · $8,815/yr
• Insurance: −$979
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,883
• Net cashflow: $4,330

Break-even live

Break-even rent $17,769

Max offer price $2,350,000

Occupancy floor 76%

Sensitivity live

Price	-10% $5,660	-5% $4,995	+0% $4,330	+5% $3,665	+10% $3,000
Rent	-10% $2,493	-5% $3,412	+0% $4,330	+5% $5,249	+10% $6,167
Rate	-1.0pp $5,514	-0.5pp $4,928	base $4,330	+0.5pp $3,721	+1.0pp $3,102

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: $587,500
• Closing costs: $70,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Oak Hill Ln East Hampton, NY	4.0	3.5	2000	$90,000	$45.00	44d	1	0.72mi
33 Oak Hill Ln East Hampton, NY	4.0	3.0	2350	$55,000	$23.40	25d	1	0.85mi
546 Wainscott Nw Rd Wainscott, NY	4.0	2.5	1840	$29,500	$16.03	0d	1	0.87mi
10 Villa Ave East Hampton, NY	3.0	4.0	2200	$35,000	$15.91	25d	1	1.41mi

Listing history 10 events

1. 2026-05-12
   status Pending 1758-char remark

   Show marketing remark (1758 chars)

   Introducing a meticulously renovated Mid-century modern home ideally located between East Hampton and Sag Harbor! Set on a picturesque .46-acre lot bordering a 21-acre nature preserve, this spectacular home offers everything you would expect in a move-in ready new-build, without the hefty price tag! Features in this 2025 renovation include a new roof, board and batten siding, hardwood floors, large energy efficient Pella windows, new HVAC, all new plumbing and electrical wiring, galvanized steel gutters, along with new landscaping materials, outdoor lighting, and an irrigation system. Upon entering this chic home, you’ll immediately notice the light-filled living room accented by ceilings that soar to 14 feet at the apex. A major focal point is the majestic double-sided fireplace which serves both the living room and dining room and anchors the open-concept layout. New Havwoods wide-plank oak floors throughout the main level offer durable, yet tasteful luxury. The sleek chef’s kitchen blends form and function and features Bosch appliances, Caesarstone countertops, ample workspace, storage, and a wine bar. Down a new set of stairs, the partially finished basement has high ceilings and includes a laundry area, 2-car garage and workshop, and can easily fit a home gym, media room, or wine cellar, if desired. This wonderful home is currently used as a 3 bedroom/3 bath residence with a home office that overlooks the pool area and beautifully landscaped backyard. The pool is easily accessed from multiple interior points, providing seamless indoor/outdoor living with serene, wooded views and privacy. If you are looking for a conveniently located, turn-key, Hamptons retreat, this is it. Come and see that you can have it all!

2. 2026-05-12
   price $2,350,000 1758-char remark

   Show marketing remark (1758 chars)

   Introducing a meticulously renovated Mid-century modern home ideally located between East Hampton and Sag Harbor! Set on a picturesque .46-acre lot bordering a 21-acre nature preserve, this spectacular home offers everything you would expect in a move-in ready new-build, without the hefty price tag! Features in this 2025 renovation include a new roof, board and batten siding, hardwood floors, large energy efficient Pella windows, new HVAC, all new plumbing and electrical wiring, galvanized steel gutters, along with new landscaping materials, outdoor lighting, and an irrigation system. Upon entering this chic home, you’ll immediately notice the light-filled living room accented by ceilings that soar to 14 feet at the apex. A major focal point is the majestic double-sided fireplace which serves both the living room and dining room and anchors the open-concept layout. New Havwoods wide-plank oak floors throughout the main level offer durable, yet tasteful luxury. The sleek chef’s kitchen blends form and function and features Bosch appliances, Caesarstone countertops, ample workspace, storage, and a wine bar. Down a new set of stairs, the partially finished basement has high ceilings and includes a laundry area, 2-car garage and workshop, and can easily fit a home gym, media room, or wine cellar, if desired. This wonderful home is currently used as a 3 bedroom/3 bath residence with a home office that overlooks the pool area and beautifully landscaped backyard. The pool is easily accessed from multiple interior points, providing seamless indoor/outdoor living with serene, wooded views and privacy. If you are looking for a conveniently located, turn-key, Hamptons retreat, this is it. Come and see that you can have it all!

3. 2025-10-31
   listed $2,495,000 Active 1758-char remark

   Show marketing remark (1758 chars)

   Introducing a meticulously renovated Mid-century modern home ideally located between East Hampton and Sag Harbor! Set on a picturesque .46-acre lot bordering a 21-acre nature preserve, this spectacular home offers everything you would expect in a move-in ready new-build, without the hefty price tag! Features in this 2025 renovation include a new roof, board and batten siding, hardwood floors, large energy efficient Pella windows, new HVAC, all new plumbing and electrical wiring, galvanized steel gutters, along with new landscaping materials, outdoor lighting, and an irrigation system. Upon entering this chic home, you’ll immediately notice the light-filled living room accented by ceilings that soar to 14 feet at the apex. A major focal point is the majestic double-sided fireplace which serves both the living room and dining room and anchors the open-concept layout. New Havwoods wide-plank oak floors throughout the main level offer durable, yet tasteful luxury. The sleek chef’s kitchen blends form and function and features Bosch appliances, Caesarstone countertops, ample workspace, storage, and a wine bar. Down a new set of stairs, the partially finished basement has high ceilings and includes a laundry area, 2-car garage and workshop, and can easily fit a home gym, media room, or wine cellar, if desired. This wonderful home is currently used as a 3 bedroom/3 bath residence with a home office that overlooks the pool area and beautifully landscaped backyard. The pool is easily accessed from multiple interior points, providing seamless indoor/outdoor living with serene, wooded views and privacy. If you are looking for a conveniently located, turn-key, Hamptons retreat, this is it. Come and see that you can have it all!

4. 2025-10-28
   historical $2,495,000 1758-char remark

   Show marketing remark (1758 chars)

   Introducing a meticulously renovated Mid-century modern home ideally located between East Hampton and Sag Harbor! Set on a picturesque .46-acre lot bordering a 21-acre nature preserve, this spectacular home offers everything you would expect in a move-in ready new-build, without the hefty price tag! Features in this 2025 renovation include a new roof, board and batten siding, hardwood floors, large energy efficient Pella windows, new HVAC, all new plumbing and electrical wiring, galvanized steel gutters, along with new landscaping materials, outdoor lighting, and an irrigation system. Upon entering this chic home, you’ll immediately notice the light-filled living room accented by ceilings that soar to 14 feet at the apex. A major focal point is the majestic double-sided fireplace which serves both the living room and dining room and anchors the open-concept layout. New Havwoods wide-plank oak floors throughout the main level offer durable, yet tasteful luxury. The sleek chef’s kitchen blends form and function and features Bosch appliances, Caesarstone countertops, ample workspace, storage, and a wine bar. Down a new set of stairs, the partially finished basement has high ceilings and includes a laundry area, 2-car garage and workshop, and can easily fit a home gym, media room, or wine cellar, if desired. This wonderful home is currently used as a 3 bedroom/3 bath residence with a home office that overlooks the pool area and beautifully landscaped backyard. The pool is easily accessed from multiple interior points, providing seamless indoor/outdoor living with serene, wooded views and privacy. If you are looking for a conveniently located, turn-key, Hamptons retreat, this is it. Come and see that you can have it all!

5. 2024-03-13
   soldstatus $1,100,000
6. 2024-01-17
   soldstatus $1,100,000 Closed 582-char remark

   Show marketing remark (582 chars)

   Don't miss out on this incredible opportunity! Endless potential in a highly sought after location. Features a beautiful in-ground pool and a unique layout that lends itself to entertaining. 360 degree access to Fireplace to be enjoyed whether you are streaming a movie in the spacious living room or preparing and enjoying dinner in the Kitchen and dining room. Boasts a large primary bedroom suite with Full Bath. Extra Den/Bedroom with pool entrance and full bath. Priced aggressively to sell., Additional information: Green Features:Insulated Doors,Interior Features:Marble Bath

7. 2023-12-20
   status Pending 582-char remark

   Show marketing remark (582 chars)

   Don't miss out on this incredible opportunity! Endless potential in a highly sought after location. Features a beautiful in-ground pool and a unique layout that lends itself to entertaining. 360 degree access to Fireplace to be enjoyed whether you are streaming a movie in the spacious living room or preparing and enjoying dinner in the Kitchen and dining room. Boasts a large primary bedroom suite with Full Bath. Extra Den/Bedroom with pool entrance and full bath. Priced aggressively to sell., Additional information: Green Features:Insulated Doors,Interior Features:Marble Bath

8. 2023-08-16
   price $1,300,000 582-char remark

   Show marketing remark (582 chars)

   Don't miss out on this incredible opportunity! Endless potential in a highly sought after location. Features a beautiful in-ground pool and a unique layout that lends itself to entertaining. 360 degree access to Fireplace to be enjoyed whether you are streaming a movie in the spacious living room or preparing and enjoying dinner in the Kitchen and dining room. Boasts a large primary bedroom suite with Full Bath. Extra Den/Bedroom with pool entrance and full bath. Priced aggressively to sell., Additional information: Green Features:Insulated Doors,Interior Features:Marble Bath

9. 2023-07-12
   listed $1,500,000 Active 582-char remark

   Show marketing remark (582 chars)

   Don't miss out on this incredible opportunity! Endless potential in a highly sought after location. Features a beautiful in-ground pool and a unique layout that lends itself to entertaining. 360 degree access to Fireplace to be enjoyed whether you are streaming a movie in the spacious living room or preparing and enjoying dinner in the Kitchen and dining room. Boasts a large primary bedroom suite with Full Bath. Extra Den/Bedroom with pool entrance and full bath. Priced aggressively to sell., Additional information: Green Features:Insulated Doors,Interior Features:Marble Bath

10. 1986-12-18
    soldstatus $145,000

ⓘ 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: $8,815 · $735/mo
• Projected year-2 tax: $24,265 · $2,022/mo
• Expected delta: +$15,450/yr (+$1,287/mo · 175.3%)

ⓘ 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 4/10 Moderate 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: $279,001
• − Mortgage interest: −$131,637
• − Property taxes: −$8,815
• − Insurance: −$11,750
• − Repairs & maintenance: −$22,320
• − Management: −$22,320
• − Depreciation: −$68,364
• Taxable income: $13,795
• Est. tax owed @ 24.0%: −$3,311
• After-tax cash flow: $48,651/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: East Hampton Union Free School District
• NCES district ID: 3609660
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $86,309
• Composite: 57.85/100
• National rank: #1046
• State rank: #159 of 590 in NY

Livability — Northwest Harbor

• Score: 60/100
• State rank: #1007
• US rank: #19577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northwest Harbor, NY
• County: Suffolk County · 679,920 people
• City population: 21,806
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,882
• Household income: $129,883
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 896.0

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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 23% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Italian 2%
• Foreign-born: 25% · Canada, Guatemala, Jamaica
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -285.21%
• Current HPI: 444.1499
• Rent YoY: ▲ 12.28%
• 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

+1520.7% since first listed

10 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $2,350,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Listed $2,495,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Coming Soon $2,495,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-13 Sold (Public Records) $1,100,000 Public Records
• 2024-01-17 Sold (MLS) $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-08-16 Price Changed $1,300,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-12 Listed $1,500,000 OneKey® MLS as Distributed by MLS Grid
• 1986-12-18 Sold (Public Records) $145,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $8,815 · +0.0% YoY. Source: county tax records.