707 Old Montauk Hwy Unit A-57 · Montauk, NY 11954

$899,000

2 bd · 1.0 ba · 612 sqft · Condo · 21 Days on market

Built 1985 Good condition $1862/mo HOA · 13% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Appreciation +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks

Sleep peacefully to the sound of the Atlantic in this charming two-bedroom, one-bathroom oceanfront co-op ideally located just minutes to the heart of Montauk. Perfectly positioned to capture ocean views and refreshing sea breezes, this coastal retreat offers the ultimate blend of tranquility and convenience. Enjoy direct access to Montauk's pristine beach, ideal for morning sunrises, surfing, or simply relaxing in the sun. Just minutes to restaurants, boutiques, markets, and nightlife. Atlantic Bluffs Club delivers the quintessential Montauk lifestyle you are looking for.

Key facts

• Oceanfront co-op
• Ocean views
• $1,862 HOA

Tags

• OCEANFRONT CO-OP
• DIRECT ACCESS TO BEACH
• OCEAN VIEWS

Property features AI

Finance

• HOA & community: Association fee paid monthly; Association fee covers common area maintenance, exterior maintenance, grounds care, and pool service

Exterior

• Parking: Assigned parking
• Utilities: Shared septic system; Cable available
• Home design: Stock cooperative; Entry level: 1
• Construction: Frame construction
• Exterior features: Above-ground pool; Waterfront property

Interior

• Kitchen: Dishwasher; Electric range / oven; Range; Refrigerator
• Bedrooms: Bedroom located on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ductwork for cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Open floor plan; No basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $899k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $899k).
• Recommended offer: $886k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 7.9% in Montauk — 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 69/100 on livability (#474 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A; Watch: housing C-, amenities F, commute F.
• Montauk Union Free School District (town): math 50% / reading 60% proficiency, ranked #311 of 755 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Montauk School (math 62% / reading 82%, grade A-, #378 of 2,108 statewide, top 20%, 303 students, 0% FRL) — zoned schools average 0% FRL vs 21% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 55% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Montauk Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $14,858/mo this rent would consume 125% of the median local household income ($143k/yr) (locally 20% 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 (-1.8%/yr); year-one equity from $6k of loan paydown is wiped out by about $16k 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 (-1.8% appreciation + 3.0% rent growth), your $252k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($886k) is reasonable based on typical stale-listing flexibility.

Recommended offer $885,515 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.54×
• Total profit: $135,706
• Equity at exit: $183,762

10-year hold

• IRR: 19.7%
• Equity multiple: 2.85×
• Total profit: $466,268
• Equity at exit: $165,868

Cash invested: $251,720 (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 11954

• Home prices YoY: -0.3%
• Active inventory: 39
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $14,858 medium
• Mortgage (P&I): −$4,714
• Tax est. 1.5%: −$1,124 /mo · $13,485/yr
• Insurance: −$375
• HOA: −$1,862
• Vacancy / Maint / Mgmt: −$3,120
• Net cashflow: $3,663

Break-even live

Break-even rent $10,221

Max offer price $899,000

Occupancy floor 70%

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Navy Rd Unit 206 Montauk, NY	1.0	1.0	600	$24,000	$40.00	24d	1	1.14mi
23 Fort Pond Rd Unit 13 Montauk, NY	1.0	1.0	600	$29,000	$48.33	24d	1	1.35mi

HOA detail condo

• Monthly dues: $1,862 · $22,344/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $899,000 Active 21 DOM
2. 2026-06-17
   days on market $899,000 Active 20 DOM
3. 2026-06-16
   days on market $899,000 Active 19 DOM
4. 2026-06-15
   days on market $899,000 Active 18 DOM
5. 2026-06-13
   days on market $899,000 Active 16 DOM
6. 2026-06-13
   days on market $899,000 Active 15 DOM
7. 2026-06-09
   days on market $899,000 Active 12 DOM
8. 2026-06-08
   days on market $899,000 Active 11 DOM
9. 2026-06-07
   days on market $899,000 Active 10 DOM
10. 2026-06-04
    days on market $899,000 Active 7 DOM
11. 2026-06-03
    days on market $899,000 Active 6 DOM
12. 2026-06-02
    days on market $899,000 Active 5 DOM
13. 2026-06-01
    days on market $899,000 Active 4 DOM
14. 2026-05-31
    days on market $899,000 Active 3 DOM
15. 2026-05-27
    listed $899,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $178,291
• − Mortgage interest: −$50,358
• − Property taxes: −$13,485
• − Insurance: −$4,495
• − Repairs & maintenance: −$14,263
• − Management: −$14,263
• − HOA: −$22,344
• − Depreciation: −$26,153
• Taxable income: $32,930
• Est. tax owed @ 24.0%: −$7,903
• After-tax cash flow: $36,049/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 · 12 photos

Good 80/100 Cosmetic rehab

This two-bedroom, one-bathroom oceanfront condo is in excellent condition with modern finishes and a great location. It's move-in ready with minor touch-ups needed to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint the fireplace — Enhances curb appeal and modernizes the space
• Resale Clean the fireplace — Maintains the fireplace's aesthetic and functionality
• Rental Replace the curtains — Fresh curtains can make the space feel more inviting and updated

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the fireplace — Enhances curb appeal and modernizes the space ↑
• Resale Clean the fireplace — Maintains the fireplace's aesthetic and functionality ↑
• Rental Replace the curtains — Fresh curtains can make the space feel more inviting and updated ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Montauk Union Free School District
• NCES district ID: 3619710
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $73,702
• Composite: 50.99/100
• National rank: #3831
• State rank: #311 of 755 in NY

Livability — Montauk

• Score: 69/100
• State rank: #474
• US rank: #8373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montauk, NY
• County: Suffolk County · 679,920 people
• City population: 4,223
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 4,223
• Household income: $142,961
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 20.0

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: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Italian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 4% Other Indo-European 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: ▼ -1.78%
• Current HPI: 577.7344
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-27 Listed $899,000 OneKey® MLS as Distributed by MLS Grid