7 Fanning Ave · Hampton Bays, NY 11946

$1,295,000

4 bd · 2.5 ba · 2,100 sqft · Land · 361 Days on market

Built 2025 0.41 ac lot

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Why this score? — see what drove the D- 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 +10.0/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are 2 other lots that can be purchased on this cul de sac. 5B and 9 Fanning Avenue are available and are app .4 of an acre.. All 3 Lots Have Been Subdivided With Road And Utilities In Place. Taxes are as follows lot One $2,200, Lot Two $2,200 And Lot Three $1,700. Survey Attached.

Key facts

• Quartz countertops
• Mahogany front porch
• Center island

Tags

• PRIVATE DRIVE
• FULLY EQUIPPED EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• QUARTZ COUNTERTOPS
• MAHOGANY FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $1.29M.

Deal economics

• At list price, monthly cash flow is $-776 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.18M (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.03M (20.1% below list).
• Recommended offer: $1.03M (20.1% below list) — sets the bar for 1% rule.

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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $10,347/mo this rent would consume 93% 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 $9k of loan paydown is wiped out by about $39k 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.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $100k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $330k; list at $1.29M implies a 292% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,034,653 (20.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 10.4

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: -15.1%
• Equity multiple: 0.44×
• Total profit: $-204,415
• Equity at exit: $193,089

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $7,884
• Equity at exit: $111,968

Cash invested: $362,600 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 173
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $10,347 medium
• Mortgage (P&I): −$6,791
• Tax est. 1.5%: −$1,619 /mo · $19,425/yr
• Insurance: −$540
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,173
• Net cashflow: $-776

Break-even live

Break-even rent $11,328

Max offer price $1,182,756

Occupancy floor —

Sensitivity live

Price	-10% $119	-5% $-328	+0% $-776	+5% $-1,223	+10% $-1,671
Rent	-10% $-1,593	-5% $-1,184	+0% $-776	+5% $-367	+10% $42
Rate	-1.0pp $-124	-0.5pp $-446	base $-776	+0.5pp $-1,111	+1.0pp $-1,453

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: $323,750
• Closing costs: $38,850
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Ardmore Ct Hampton Bays, NY	3.0	2.0	1800	$28,000	$15.56	19d	1	0.31mi
48 Fanning Ave Hampton Bays, NY	4.0	2.5	2400	$12,500	$5.21	19d	1	0.32mi
18 Maryland Blvd Unit 1429741P Hampton Bays, NY	3.0	3.0	1732	$7,475	$4.32	0d	1	0.39mi
10 Ginny Ln Hampton Bays, NY	4.0	3.5	2596	$30,000	$11.56	25d	1	0.41mi
47 School St Hampton Bays, NY	4.0	3.0	1700	$25,000	$14.71	44d	1	0.62mi
190A Wakeman Rd Hampton Bays, NY	5.0	3.0	2742	$70,000	$25.53	25d	1	0.73mi
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	25d	1	0.76mi
20 Stuart Ct Hampton Bays, NY	5.0	3.5	2168	$20,000	$9.23	25d	1	0.83mi
35 Bay Ave W Hampton Bays, NY	4.0	3.0	2221	$15,000	$6.75	18d	1	0.83mi
111 Fanning Ave Hampton Bays, NY	3.0	2.0	1474	$20,000	$13.57	6d	1	0.84mi
9 Tramposh Ln Hampton Bays, NY	4.0	2.0	2092	$10,000	$4.78	5d	1	0.85mi
9 Carter Rd Hampton Bays, NY	3.0	3.0	2820	$90,000	$31.91	25d	1	0.85mi
23 N Westbury Rd Hampton Bays, NY	4.0	3.5	2212	$12,000	$5.42	25d	1	0.85mi
28 Canoe Place Rd Hampton Bays, NY	3.0	3.5	2870	$45,000	$15.68	44d	1	0.87mi
60 Lynncliff Rd Hampton Bays, NY	3.0	2.0	1536	$27,000	$17.58	44d	1	0.88mi
30 Squires Blvd Hampton Bays, NY	5.0	3.0	2220	$25,000	$11.26	25d	1	0.90mi
10 Columbine Ave N Hampton Bays, NY	4.0	2.0	1560	$45,000	$28.85	25d	1	0.97mi
8 Westerly Ct Hampton Bays, NY	4.0	2.0	2300	$25,000	$10.87	25d	1	0.97mi
8 Wakeman Ct Hampton Bays, NY	4.0	3.0	1932	$11,000	$5.69	25d	1	1.03mi
10 Bittersweet Ave Hampton Bays, NY	3.0	1.5	1910	$55,000	$28.80	44d	1	1.04mi
58 Ocean Ave Hampton Bays, NY	3.0	2.0	1600	$10,000	$6.25	44d	1	1.06mi
61 Atlantic Ave Hampton Bays, NY	3.0	2.5	2130	$25,000	$11.74	7d	1	1.11mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	25d	1	1.16mi
16 Grant Blvd Hampton Bays, NY	4.0	2.5	2300	$8,000	$3.48	15d	1	1.18mi
18 Quail Run Hampton Bays, NY	4.0	3.5	3000	$4,500	$1.50	25d	1	1.20mi
37 Wakeman Rd Hampton Bays, NY	5.0	1.0	2226	$30,000	$13.48	18d	1	1.24mi
5 Hyler Dr Hampton Bays, NY	3.0	2.0	2000	$14,000	$7.00	19d	1	1.25mi
3 Harbor Rd Hampton Bays, NY	5.0	2.5	2500	$25,000	$10.00	8d	1	1.27mi
8 Hyler Dr Hampton Bays, NY	4.0	3.5	2808	$18,000	$6.41	44d	1	1.27mi
57 Newtown Rd Hampton Bays, NY	4.0	3.5	2690	$25,000	$9.29	25d	1	1.29mi
129 Lynncliff Rd Hampton Bays, NY	3.0	3.5	2000	$18,000	$9.00	18d	1	1.31mi
7 Huckleberry Ln Hampton Bays, NY	4.0	2.5	1608	$15,000	$9.33	0d	1	1.31mi
41 Cormorant Dr Hampton Bays, NY	3.0	2.5	1874	$25,000	$13.34	19d	1	1.36mi
5 Mill Race Hampton Bays, NY	4.0	2.5	3000	$15,000	$5.00	44d	1	1.37mi

Listing history 11 events

1. 2026-04-27
   status Pending
2. 2025-12-03
   price $1,295,000
3. 2025-05-01
   listed $1,395,000 Active
4. 2025-04-24
   soldstatus $330,000
5. 2025-03-14
   soldstatus $330,000 Closed 288-char remark

   Show marketing remark (288 chars)

   There are 2 other lots that can be purchased on this cul de sac. 5B and 9 Fanning Avenue are available and are app .4 of an acre.. All 3 Lots Have Been Subdivided With Road And Utilities In Place. Taxes are as follows lot One $2,200, Lot Two $2,200 And Lot Three $1,700. Survey Attached.

6. 2024-08-29
   status Pending 288-char remark

   Show marketing remark (288 chars)

   There are 2 other lots that can be purchased on this cul de sac. 5B and 9 Fanning Avenue are available and are app .4 of an acre.. All 3 Lots Have Been Subdivided With Road And Utilities In Place. Taxes are as follows lot One $2,200, Lot Two $2,200 And Lot Three $1,700. Survey Attached.

7. 2024-05-07
   price $375,000 288-char remark

   Show marketing remark (288 chars)

   There are 2 other lots that can be purchased on this cul de sac. 5B and 9 Fanning Avenue are available and are app .4 of an acre.. All 3 Lots Have Been Subdivided With Road And Utilities In Place. Taxes are as follows lot One $2,200, Lot Two $2,200 And Lot Three $1,700. Survey Attached.

8. 2024-02-17
   status Active 288-char remark

   Show marketing remark (288 chars)

   There are 2 other lots that can be purchased on this cul de sac. 5B and 9 Fanning Avenue are available and are app .4 of an acre.. All 3 Lots Have Been Subdivided With Road And Utilities In Place. Taxes are as follows lot One $2,200, Lot Two $2,200 And Lot Three $1,700. Survey Attached.

9. 2024-02-16
   historical 288-char remark

   Show marketing remark (288 chars)

   There are 2 other lots that can be purchased on this cul de sac. 5B and 9 Fanning Avenue are available and are app .4 of an acre.. All 3 Lots Have Been Subdivided With Road And Utilities In Place. Taxes are as follows lot One $2,200, Lot Two $2,200 And Lot Three $1,700. Survey Attached.

10. 2023-11-16
    listed $1,079,000 Active 288-char remark

    Show marketing remark (288 chars)

    There are 2 other lots that can be purchased on this cul de sac. 5B and 9 Fanning Avenue are available and are app .4 of an acre.. All 3 Lots Have Been Subdivided With Road And Utilities In Place. Taxes are as follows lot One $2,200, Lot Two $2,200 And Lot Three $1,700. Survey Attached.

11. 2011-11-15
    soldstatus $107,000

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 22 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: $124,158
• − Mortgage interest: −$72,540
• − Property taxes: −$19,425
• − Insurance: −$6,475
• − Repairs & maintenance: −$9,933
• − Management: −$9,933
• − Depreciation: −$37,673
• Taxable loss: −$31,820
• Est. tax savings @ 24.0%: +$7,637
• After-tax cash flow: $-1,672/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

+1110.3% since first listed

11 events — show timeline

• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $1,295,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Listed $1,395,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-24 Sold (Public Records) $330,000 Public Records
• 2025-03-14 Sold (MLS) $330,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-05-07 Price Changed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-02-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-11-16 Listed $1,079,000 OneKey® MLS as Distributed by MLS Grid
• 2011-11-15 Sold (Public Records) $107,000 Public Records

Property tax history

-0.1%/yr

Latest (2022): $1,466 · +0.0% YoY. Source: county tax records.