25 Cedar Ave · North Sea, NY 11968

$825,000

1 bd · 2.0 ba · 1,137 sqft · SingleFamily public records · 7 Days on market

Built 1976 Fair condition 10,019 sqft lot $726/sqft · 25% below area Est $1.097M · 25% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +5.0/5.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Professional Photos Coming Soon!

Key facts

• 0.23 acre lot
• Garage
• Built 1976

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $825k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $825k).
• Cap rate 13.2% vs local median 6.1% in North Sea — 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 58/100 on livability (#1,063 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: housing C-, amenities F, commute F.
• Southampton Union Free School District (suburban): math 53% / reading 51% proficiency, ranked #293 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Southampton Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 376 students, 51% FRL); Southampton Intermediate School (math 30% / reading 47%, grade F, #437 of 729 statewide, top 60%, 363 students, 44% FRL); Southampton High School (math 98%, 595 students, 48% FRL) — zoned schools average 48% FRL vs 30% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+14.6%/yr); 138 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $12,118/mo this rent would consume 93% of the median local household income ($156k/yr) — 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 $6k of loan paydown is wiped out by about $25k 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 $231k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $825,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.47% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.70%
• DSCR: 2.10
• GRM: 5.7

CMA / ARV

• ARV (median comp): $1,096,960
• List price: $825,000
• Delta: -24.79%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Shore Rd	0.25mi	3/2.0 (+2)	1,200 (+6%)	1mo	$965,000	$804	68
75 Noyack Rd	0.20mi	2/1.0 (+1)	1,000 (-12%)	27mo	$715,000	$715	42
139 N Magee St	2.25mi	3/2.0 (+2)	1,142 (+0%)	19mo	$960,000	$841	39
108 Turtle Cove Dr	1.32mi	3/1.5 (+2)	1,120 (-2%)	19mo	$1,725,000	$1,540	35
33 Woods Ln	0.73mi	3/3.0 (+2)	1,216 (+7%)	9mo	$1,220,000	$1,003	32
561 Noyack Rd	0.67mi	3/1.0 (+2)	1,186 (+4%)	23mo	$935,000	$788	28
989 Majors Path	0.89mi	3/2.0 (+2)	1,057 (-7%)	22mo	$1,500,000	$1,419	25
300 N Sea Mecox Rd	1.74mi	3/2.0 (+2)	1,300 (+14%)	8mo	$2,350,000	$1,808	24
155 Little Fresh Pond Rd	1.04mi	3/3.0 (+2)	1,400 (+23%)	5mo	$999,000	$714	22
432 N Magee St	1.76mi	3/2.0 (+2)	1,272 (+12%)	28mo	$880,000	$692	15
14 Trout Ln	1.23mi	3/1.0 (+2)	1,404 (+24%)	14mo	$899,000	$640	14
42 Cove Rd	0.91mi	3/2.0 (+2)	1,346 (+18%)	33mo	$905,000	$672	10

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: 23.2%
• Equity multiple: 2.01×
• Total profit: $232,829
• Equity at exit: $123,010

10-year hold

• IRR: 33.9%
• Equity multiple: 4.82×
• Total profit: $882,698
• Equity at exit: $71,331

Cash invested: $231,000 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $2,395,000 ($2503/sqft)
• Median days on market: 148 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -61.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11968

• Home prices YoY: -28.6%
• Rents YoY: 14.6%
• Active inventory: 138
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $12,118 medium
• Mortgage (P&I): −$4,326
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,545
• Net cashflow: $4,755

Break-even live

Break-even rent $6,099

Max offer price $825,000

Occupancy floor 56%

Sensitivity live

Price	-10% $5,222	-5% $4,988	+0% $4,755	+5% $4,521	+10% $3,301
Rent	-10% $3,797	-5% $4,276	+0% $4,755	+5% $5,233	+10% $5,712
Rate	-1.0pp $5,170	-0.5pp $4,965	base $4,755	+0.5pp $4,541	+1.0pp $4,324

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: $206,250
• Closing costs: $24,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: 4 parking spaces totalDrivewayOn-street parkingPrivate parkingUnpaved parking
• Security: Speakers (outdoor)
• Utilities: Septic tankCable availableElectricity connectedPhone availablePropane availableTrash collection (private)Water connected
• Home design: Single-family residence
• Construction: Cedar, frame, shake and shingle siding, and vinyl siding exterior materialsBrick/mortar foundationBuilt with traditional construction
• Exterior features: Fire pitGardenOutdoor lightingRain guttersOutdoor speakersDeckFenced yard (chain link and wood, full)

Interior

• Kitchen: DishwasherGas ovenGas rangeMicrowaveRefrigeratorStainless steel appliancesWalk-through layoutBreakfast barPantryGranite and quartz/quartzite counters
• Bedrooms: Bedroom on the first floorAccessible bedroom
• Flooring: HardwoodCarpetLaminateCombination flooring
• Bathrooms: 2 full bathroomsAccessible full bathAdaptable bathroom walls
• Heating & cooling: Propane heatingWood heatingWood-burning stove (fireplace)
• Interior features: First-floor bedroomFirst-floor full bathBeamed ceilingsBreakfast barCathedral ceilingsCeiling fansGranite countersQuartz/Quartzite countersHigh ceilingsHigh-speed internetPantryWalk-through kitchenWalk-in closetsSkylight(s)DrapesDouble-pane and insulated windowsScreensDeck (patio/porch feature)
• Laundry & utility: Washer and dryer includedWasher/dryer hookup insideElectric and gas dryer hookupsGas water heater

Listing history 5 events

1. 2026-06-24
   days on market $825,000 Coming Soon 7 DOM
2. 2026-06-22
   days on market $825,000 Coming Soon 5 DOM
3. 2026-06-21
   days on market $825,000 Coming Soon 4 DOM
4. 2026-06-17
   remarks 32-char remark
5. 2026-06-17
   listed $825,000 Coming Soon 1 DOM

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $7,859 · $655/mo
• Expected delta: +$6,083/yr (+$507/mo · 342.5%)

ⓘ 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 ≥90°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $145,412
• − Mortgage interest: −$46,213
• − Property taxes: −$1,776
• − Insurance: −$4,125
• − Repairs & maintenance: −$11,633
• − Management: −$11,633
• − Depreciation: −$24,000
• Taxable income: $46,032
• Est. tax owed @ 24.0%: −$11,048
• After-tax cash flow: $46,010/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $28,425–$51,165 screening

The home requires significant repairs and maintenance, including roof replacement, siding and paint, flooring replacement, and landscaping. These improvements would significantly increase its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly in need of replacement.
• Major Electrical (electrical) — The electrical panel is not visible, but the house's age suggests it may be outdated.
• Major Plumbing (plumbing) — The house's age and the visible exterior condition suggest potential plumbing issues.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage and potential water infiltration.
• Major siding — The siding is weathered and peeling, indicating a need for replacement or repainting.
• Major flooring — The flooring shows significant wear and tear, requiring replacement or repair.
• Major interior walls — The walls show signs of wear and discoloration, indicating a need for repainting or repair.
• Major landscaping — The landscaping is overgrown and not maintained, detracting from the curb appeal and potentially requiring trimming and planting.
• Major HVAC unit — The HVAC unit appears old and may need maintenance or replacement to ensure proper functioning and energy efficiency.
• Minor windows — While the windows appear in good condition, they may benefit from a fresh coat of paint or replacement if they are old.

Value-add opportunities

• Both roof replacement — Replacing the roof would significantly improve the home's condition and increase its resale and rental value. ↑
• Both siding and paint — Replacing the siding and repainting the exterior would enhance the home's curb appeal and increase its value. ↑
• Both flooring replacement — Replacing the flooring would improve the home's condition and increase its resale and rental value. ↑
• Both interior painting — Repainting the interior walls would improve the home's condition and increase its resale and rental value. ↑
• Both landscaping — Landscaping the yard would improve the home's curb appeal and increase its resale and rental value. ↑
• Both HVAC maintenance or replacement — Maintaining or replacing the HVAC unit would improve the home's comfort and energy efficiency, increasing its resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Southampton Elementary School D NY #1,085/2,108 Nat'l #12,785/41,679 Middle Southampton Intermediate School F NY #437/729 Nat'l #6,453/14,009 High Southampton High School

Schools (NCES district)

• District: Southampton Union Free School District
• NCES district ID: 3627540
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $85,977
• Composite: 47.9/100
• National rank: #2213
• State rank: #293 of 590 in NY

D Composite livability gradescore 58/100

Livability — North Sea

• Score: 58/100
• State rank: #1063
• US rank: #21178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Sea, NY
• County: Suffolk County · 1,505,262 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,312
• Household income: $156,219
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 13% Two or more races 10% Black 9% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Danish 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% German/W. Germanic 2%

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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: ▼ -184.86%
• Current HPI: 461.1144
• Rent YoY: ▲ 14.62%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Parking: 4 parking spaces totalDrivewayOn-street parkingPrivate parkingUnpaved parking
• Security: Speakers (outdoor)
• Utilities: Septic tankCable availableElectricity connectedPhone availablePropane availableTrash collection (private)Water connected
• Home design: Single-family residence
• Construction: Cedar, frame, shake and shingle siding, and vinyl siding exterior materialsBrick/mortar foundationBuilt with traditional construction
• Exterior features: Fire pitGardenOutdoor lightingRain guttersOutdoor speakersDeckFenced yard (chain link and wood, full)

Interior

• Kitchen: DishwasherGas ovenGas rangeMicrowaveRefrigeratorStainless steel appliancesWalk-through layoutBreakfast barPantryGranite and quartz/quartzite counters
• Bedrooms: Bedroom on the first floorAccessible bedroom
• Flooring: HardwoodCarpetLaminateCombination flooring
• Bathrooms: 2 full bathroomsAccessible full bathAdaptable bathroom walls
• Heating & cooling: Propane heatingWood heatingWood-burning stove (fireplace)
• Interior features: First-floor bedroomFirst-floor full bathBeamed ceilingsBreakfast barCathedral ceilingsCeiling fansGranite countersQuartz/Quartzite countersHigh ceilingsHigh-speed internetPantryWalk-through kitchenWalk-in closetsSkylight(s)DrapesDouble-pane and insulated windowsScreensDeck (patio/porch feature)
• Laundry & utility: Washer and dryer includedWasher/dryer hookup insideElectric and gas dryer hookupsGas water heater

Property tax history

-1.2%/yr

Latest (2024): $1,776 · +0.0% YoY. Source: county tax records.