11 West Dr · East Hampton North, NY 11937

$1,595,000

3 bd · 2.5 ba · 1,500 sqft · SingleFamily · 282 Days on market

Built 1972 1.10 ac lot $1063/sqft · 12% below area Est $1810k · 12% under

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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
• ARV discount +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just over a mile from the heart of East Hampton Village, this stylish contemporary home offers the perfect blend of privacy and proximity to restaurants, shops, and beaches. Featuring three bedrooms, two full and one-half baths, a sleek kitchen, spacious living room, elegant dining area, Brazilian cherry (ipe) floors, and a finished lower level. The home is set on beautifully landscaped grounds and includes a 200 sq ft pool house/shed with a 5ft basement, a mudroom with Venetian plaster, a shaded grilling area, and a charming red brick patio and walkway. The property offers ample space to add a swimming pool or expansion to suit one's vision. Whether you're seeking a weekend escape or a full-time retreat, this East Hampton gem offers tranquility, style, and endless potential. The home is designed for comfort and effortless entertainment. Your private Shangri-la awaits your special touch.

Key facts

• Landscaped grounds
• Shaded grilling area
• Pool house shed

Tags

• FINISHED LOWER LEVEL
• LANDSCAPED GROUNDS
• POOL HOUSE SHED
• MUDROOM WITH VENETIAN PLASTER
• SHADED GRILLING AREA
• RED BRICK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.59M.

Deal economics

• At list price, monthly cash flow is $7k ($78k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.59M).
• Recommended offer: $1.40M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,013 in NY) — a working-class tenant base; expect higher turnover. 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $20,339/mo this rent would consume 188% 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 $11k of loan paydown is wiped out by about $48k 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 $447k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($1.40M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $236k; list at $1.59M implies a 576% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,403,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 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 1972 — 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: 1.28% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (median comp): $1,810,183
• List price: $1,595,000
• Delta: -11.89%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Cedar Dr	0.28mi	4/3.0 (+1)	1,548 (+3%)	10mo	$1,300,000	$840	66
159 Three Mile Harbor Rd	0.44mi	2/2.0 (-1)	1,500 (0%)	18mo	$1,475,000	$983	57
15 Tub Oarsmans Rd	0.56mi	2/2.0 (-1)	1,440 (-4%)	14mo	$980,000	$681	48
21 Dominy Ct	0.53mi	3/2.0	1,680 (+12%)	11mo	$2,200,000	$1,310	44

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: 14.1%
• Equity multiple: 1.59×
• Total profit: $264,997
• Equity at exit: $237,820

10-year hold

• IRR: 26.1%
• Equity multiple: 3.81×
• Total profit: $1,253,902
• Equity at exit: $137,906

Cash invested: $446,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $20,339 medium
• Mortgage (P&I): −$8,364
• Tax from tax record: −$498 /mo · $5,980/yr
• Insurance: −$665
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,271
• Net cashflow: $6,541

Break-even live

Break-even rent $12,060

Max offer price $1,595,000

Occupancy floor 63%

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: $398,750
• Closing costs: $47,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Town Ln East Hampton, NY	3.0	2.0	1800	$25,000	$13.89	25d	1	0.47mi
17 Joshua Edwards Ct East Hampton, NY	3.0	2.0	1800	$40,000	$22.22	44d	1	0.57mi
7 Spring Close Ln East Hampton, NY	4.0	4.5	2200	$25,000	$11.36	1d	1	0.96mi
3 Birdie Ln East Hampton, NY	3.0	2.5	2000	$15,000	$7.50	1d	1	1.04mi
319 Three Mile Harbor Rd East Hampton, NY	2.0	1.0	1100	$5,500	$5.00	1d	1	1.06mi
23 Wooded Oak Ln East Hampton, NY	3.0	2.0	1560	$25,000	$16.03	44d	1	1.10mi
493 Abrahams Path Amagansett, NY	3.0	2.0	1650	$49,000	$29.70	22d	1	1.31mi
20 Howard St East Hampton, NY	3.0	2.5	2000	$75,000	$37.50	22d	1	1.42mi
72 Long Ln East Hampton, NY	3.0	2.5	2000	$5,000	$2.50	19d	1	1.48mi

Listing history 10 events

1. 2026-06-08
   statusdays on market $1,595,000 Pending 282 DOM
2. 2026-06-07
   days on market $1,595,000 Active 281 DOM
3. 2026-06-04
   days on market $1,595,000 Active 278 DOM
4. 2026-06-03
   days on market $1,595,000 Active 277 DOM
5. 2026-06-02
   days on market $1,595,000 Active 276 DOM
6. 2026-06-01
   days on market $1,595,000 Active 275 DOM
7. 2026-05-31
   days on market $1,595,000 Active 274 DOM
8. 2026-04-29
   price $1,595,000 908-char remark

   Show marketing remark (908 chars)

   Located just over a mile from the heart of East Hampton Village, this stylish contemporary home offers the perfect blend of privacy and proximity to restaurants, shops, and beaches. Featuring three bedrooms, two full and one-half baths, a sleek kitchen, spacious living room, elegant dining area, Brazilian cherry (ipe) floors, and a finished lower level. The home is set on beautifully landscaped grounds and includes a 200 sq ft pool house/shed with a 5ft basement, a mudroom with Venetian plaster, a shaded grilling area, and a charming red brick patio and walkway. The property offers ample space to add a swimming pool or expansion to suit one's vision. Whether you're seeking a weekend escape or a full-time retreat, this East Hampton gem offers tranquility, style, and endless potential. The home is designed for comfort and effortless entertainment. Your private Shangri-la awaits your special touch.

9. 2025-08-30
   listed $1,695,000 Active 908-char remark

   Show marketing remark (908 chars)

   Located just over a mile from the heart of East Hampton Village, this stylish contemporary home offers the perfect blend of privacy and proximity to restaurants, shops, and beaches. Featuring three bedrooms, two full and one-half baths, a sleek kitchen, spacious living room, elegant dining area, Brazilian cherry (ipe) floors, and a finished lower level. The home is set on beautifully landscaped grounds and includes a 200 sq ft pool house/shed with a 5ft basement, a mudroom with Venetian plaster, a shaded grilling area, and a charming red brick patio and walkway. The property offers ample space to add a swimming pool or expansion to suit one's vision. Whether you're seeking a weekend escape or a full-time retreat, this East Hampton gem offers tranquility, style, and endless potential. The home is designed for comfort and effortless entertainment. Your private Shangri-la awaits your special touch.

10. 2001-08-17
    soldstatus $236,000

ⓘ 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: $5,980 · $498/mo
• Projected year-2 tax: $16,468 · $1,372/mo
• Expected delta: +$10,488/yr (+$874/mo · 175.4%)

ⓘ 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 5/10 Major 7 d/yr ≥89°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: $244,070
• − Mortgage interest: −$89,345
• − Property taxes: −$5,980
• − Insurance: −$7,975
• − Repairs & maintenance: −$19,526
• − Management: −$19,526
• − Depreciation: −$46,400
• Taxable income: $55,319
• Est. tax owed @ 24.0%: −$13,277
• After-tax cash flow: $65,212/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 — East Hampton North

• Score: 59/100
• State rank: #1013
• US rank: #19706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hampton North, NY
• County: Suffolk County · 679,920 people
• 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

+575.8% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $1,595,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-30 Listed $1,695,000 OneKey® MLS as Distributed by MLS Grid
• 2001-08-17 Sold (Public Records) $236,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $5,980 · +0.0% YoY. Source: county tax records.