111 S Country Rd · Remsenburg-Speonk, NY 11960

$1,800,000

4 bd · 3.0 ba · 1,928 sqft · SingleFamily public records · 36 Days on market

Built 1960 1.47 ac lot $934/sqft · 43% above area Est $1259k · 43% 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 +26.4/30.0
• DSCR +9.0/10.0
• Appreciation +8.9/10.0
• 1% rule +5.9/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Tucked behind the iconic red barns of one of Remsenburg's original farms, 111 South Country Road is a beautifully renovated, truly turn-key ranch offering a rare blend of charm, privacy, and natural beauty. Set on 1.4 acres, this three-bedroom, three-bath home features custom millwork, an open kitchen, and expansive picture windows that frame a gently rolling green lawn and picturesque water views — a peaceful, ever-changing backdrop. The backyard is designed for relaxation and entertaining alike, with a multi-level stone patio, outdoor grilling area, and wood-burning stone fire pit, all perfectly positioned to take in the tranquil setting. A gated entry enhances the pastoral scene, w

Key facts

• Custom millwork
• Renovated ranch
• Open kitchen

Tags

• RENOVATED RANCH
• CUSTOM MILLWORK
• OPEN KITCHEN
• EXPANSIVE PICTURE WINDOWS
• MULTI-LEVEL STONE PATIO
• OUTDOOR KITCHEN

Property features AI

Finance

• Other: Additional parcels included

Exterior

• Parking: Detached private garage; 2-car garage; Garage door opener
• Security: Security system
• Utilities: Water connected; Electricity connected; Trash collection (private); Cesspool sewer
• Home design: Single family residence; One level; Updated / remodeled
• Construction: Frame construction; Shingle siding
• Exterior features: Waterfront property; Covered patio; Deck; Patio; Security system

Interior

• Kitchen: Granite counters; Open kitchen; Dishwasher; Range; Microwave; Stainless steel appliances; Wine refrigerator; Breakfast bar
• Bedrooms: Master downstairs
• Flooring: Hardwood; Tile
• Bathrooms: 3 full bathrooms; Double vanity; Soaking tub
• Heating & cooling: Oil heating; Central air conditioning; Wood-burning fireplace in living room
• Interior features: First-floor bedroom; First-floor full bath; Breakfast bar; Built-in features; Ceiling fans; Crown molding; Double vanity; Entrance foyer; Formal dining room; Granite countertops; Open kitchen; Primary bathroom; Master bedroom on main level; Recessed lighting; Soaking tub; Tray ceilings; Walk-in closets; Wall of windows; Wood window frames; Covered patio and deck
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.80M.

Deal economics

• At list price, monthly cash flow is $4k ($51k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.80M).
• Recommended offer: $1.75M (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 6.1% in Remsenburg-Speonk — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Remsenburg-Speonk Union Free School District (suburban): math 60% / reading 40% proficiency, ranked #389 of 755 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Remsenburg-Speonk Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 122 students, 36% FRL) — zoned schools average 36% FRL vs 10% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $153k of equity ($12k loan paydown + $141k appreciation (7.8% 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 (7.8% appreciation + 3.0% rent growth), your $504k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$245k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($1.75M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $695k; list at $1.80M implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,746,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $1,259,058
• List price: $1,800,000
• Delta: 42.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Nidzyn Ave	0.25mi	4/2.5	2,033 (+5%)	7mo	$1,615,000	$794	72
16 Heather Dr	0.49mi	4/2.0	1,925 (-0%)	8mo	$825,000	$429	66
40 Nidzyn Ave	0.46mi	4/3.0	2,195 (+14%)	5mo	$1,195,000	$544	51
3 Seatuck Ln	0.72mi	3/2.0 (-1)	1,856 (-4%)	5mo	$1,690,000	$911	47
17 Heather Dr	0.46mi	3/2.5 (-1)	1,650 (-14%)	1mo	$1,350,000	$818	46
61 Halsey Rd	0.44mi	4/2.0	2,160 (+12%)	16mo	$1,149,000	$532	42
24 Crestview Dr	0.52mi	3/2.5 (-1)	1,780 (-8%)	18mo	$890,000	$500	41
22 Nidzyn Ave	0.66mi	3/2.0 (-1)	1,712 (-11%)	12mo	$805,000	$470	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.97×
• Total profit: $991,745
• Equity at exit: $1,344,139

10-year hold

• IRR: 24.8%
• Equity multiple: 6.30×
• Total profit: $2,673,353
• Equity at exit: $2,646,116

Cash invested: $504,000 (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 11960

• Home prices YoY: 2.1%
• Active inventory: 40
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $19,610 medium
• Mortgage (P&I): −$9,439
• Tax from tax record: −$595 /mo · $7,140/yr
• Insurance: −$750
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,118
• Net cashflow: $4,281

Break-even live

Break-even rent $14,191

Max offer price $1,800,000

Occupancy floor 73%

Sensitivity live

Price	-10% $5,300	-5% $4,791	+0% $4,281	+5% $3,772	+10% $3,262
Rent	-10% $2,732	-5% $3,507	+0% $4,281	+5% $5,056	+10% $5,830
Rate	-1.0pp $5,188	-0.5pp $4,739	base $4,281	+0.5pp $3,815	+1.0pp $3,340

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: $450,000
• Closing costs: $54,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	2d	1	0.21mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	0d	1	1.06mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	0d	1	1.26mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	44d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $1,800,000 Active 36 DOM
2. 2026-06-17
   days on market $1,800,000 Active 35 DOM
3. 2026-06-16
   days on market $1,800,000 Active 34 DOM
4. 2026-06-15
   days on market $1,800,000 Active 33 DOM
5. 2026-06-13
   days on market $1,800,000 Active 31 DOM
6. 2026-06-13
   days on market $1,800,000 Active 30 DOM
7. 2026-06-09
   days on market $1,800,000 Active 27 DOM
8. 2026-06-08
   days on market $1,800,000 Active 26 DOM
9. 2026-06-07
   days on market $1,800,000 Active 25 DOM
10. 2026-06-04
    days on market $1,800,000 Active 22 DOM
11. 2026-06-03
    days on market $1,800,000 Active 21 DOM
12. 2026-06-02
    days on market $1,800,000 Active 20 DOM
13. 2026-06-01
    days on market $1,800,000 Active 19 DOM
14. 2026-05-31
    days on market $1,800,000 Active 18 DOM
15. 2026-05-13
    listed $1,800,000 Active 1189-char remark
16. 2003-11-10
    soldstatus $695,000
17. 2003-11-10
    soldstatus $695,000
18. 2003-11-10
    soldstatus $695,000

ⓘ 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: $7,140 · $595/mo
• Projected year-2 tax: $18,780 · $1,565/mo
• Expected delta: +$11,640/yr (+$970/mo · 163.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 93% chance over 30 yrs
• 🔥 Wildfire 1/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $235,323
• − Mortgage interest: −$100,828
• − Property taxes: −$7,140
• − Insurance: −$14,118
• − Repairs & maintenance: −$18,826
• − Management: −$18,826
• − Depreciation: −$52,364
• Taxable income: $23,222
• Est. tax owed @ 24.0%: −$5,573
• After-tax cash flow: $45,801/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: Remsenburg-Speonk Union Free School District
• NCES district ID: 3624420
• Math proficiency: 60% ▲ 10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $79,972
• Composite: 47.7/100
• National rank: #4915
• State rank: #389 of 755 in NY

Livability — Remsenburg-Speonk

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Remsenburg-Speonk, NY
• City population: 1,346
• Population (ZIP): 1,037

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: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 9% Romanian 8% Scotch-Irish 1%
• Foreign-born: 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: ▲ 7.81%
• Current HPI: 386.454
• 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

+159.0% since first listed

4 events — show timeline

• 2026-05-13 Listed $1,800,000 OneKey® MLS as Distributed by MLS Grid
• 2003-11-10 Sold (Public Records) $695,000 Public Records
• 2003-11-10 Sold (Public Records) $695,000 Public Records
• 2003-11-10 Sold (Public Records) $695,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $7,140 · +0.0% YoY. Source: county tax records.