80 Lewis St · Southampton, NY 11968

$3,325,000

5 bd · 4.0 ba · 3,246 sqft · SingleFamily public records · 36 Days on market

Built 1914 0.30 ac lot $1024/sqft · 27% below area Est $4579k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Southampton Village Classic Located south of the highway on Lewis Street, this 5-bedroom, 4-bath home presents a rare opportunity to restore a true Southampton Village classic. Filled with original character, the home features beautiful wood floors, detailed plaster moldings, and an abundance of windows that flood the interior with natural sunlight. Generous living spaces offer flexibility and charm throughout. The property also includes a legal accessory apartment—ideal for guests, extended family, or added income potential. Set on a spacious lot with room for a pool and complete with a garage, the home offers endless possibilities for renovation or expansion. Enjoy close proximity

Key facts

• Spacious lot
• 0.3 acre lot
• Garage

Tags

• LEGAL ACCESSORY APARTMENT
• SPACIOUS LOT
• CLOSE PROXIMITY TO BEACHES
• CLOSE PROXIMITY TO RESTAURANTS
• CLOSE PROXIMITY TO SHOPS

Property features AI

Exterior

• Parking: Driveway; Garage (1 car)
• Utilities: Cesspool sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single family residence
• Construction: Stucco exterior
• Exterior features: Corner lot with landscaped front yard; Level lot; Not waterfront

Interior

• Kitchen: Gas range
• Bedrooms: Total rooms reported: 18 (includes bedrooms)
• Flooring: Hardwood floors
• Bathrooms: Four full bathrooms
• Heating & cooling: Natural gas heating; No central cooling indicated
• Interior features: First-floor full bathroom; Crown molding; Entrance foyer; Formal dining room; Original details; Primary bathroom; Storage space; Full unfinished basement with storage and walk-out access; Full walk-up attic
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $3.33M.

Deal economics

• At list price, monthly cash flow is $-4k ($-50k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.72M (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.38M (28.5% below list).
• Recommended offer: $2.38M (28.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.8% in Southampton — 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 (#472 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: commute D+, amenities F, cost of living 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); 96 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $23,769/mo this rent would consume 183% of the median local household income ($156k/yr) (locally 274% 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 $23k of loan paydown is wiped out by about $100k 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 36 days — a 3% lower offer ($3.23M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,376,856 (28.5% 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 36 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.71% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $4,579,034
• List price: $3,325,000
• Delta: -27.39%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.27×
• Total profit: $-680,397
• Equity at exit: $495,768

10-year hold

• IRR: -4.9%
• Equity multiple: 0.61×
• Total profit: $-363,857
• Equity at exit: $287,485

Cash invested: $931,000 (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 11968

• Home prices YoY: -28.6%
• Rents YoY: 14.6%
• Active inventory: 96
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $23,769 medium
• Mortgage (P&I): −$17,437
• Tax est. 1.5%: −$4,156 /mo · $49,875/yr
• Insurance: −$1,385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,991
• Net cashflow: $-4,201

Break-even live

Break-even rent $29,086

Max offer price $2,717,085

Occupancy floor —

Sensitivity live

Price	-10% $-1,903	-5% $-3,052	+0% $-4,201	+5% $-5,350	+10% $-6,499
Rent	-10% $-6,079	-5% $-5,140	+0% $-4,201	+5% $-3,262	+10% $-2,323
Rate	-1.0pp $-2,527	-0.5pp $-3,355	base $-4,201	+0.5pp $-5,063	+1.0pp $-5,939

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: $831,250
• Closing costs: $99,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Old Town Xing Southampton, NY	6.0	5.5	4000	$70,000	$17.50	26d	1	0.34mi
39 Huntting St Southampton, NY	4.0	2.5	2441	$30,000	$12.29	45d	1	0.50mi
82 Powell Ave Southampton, NY	4.0	4.0	2414	$70,000	$29.00	26d	1	0.63mi
4 Carriage Ln Southampton, NY	4.0	4.0	3000	$72,000	$24.00	45d	1	0.77mi
138 Coopers Farm Rd Southampton, NY	4.0	5.5	2893	$50,000	$17.28	45d	1	0.93mi
36 Wiltshire St Southampton, NY	4.0	3.5	3000	$92,000	$30.67	26d	1	1.09mi
20 Millfarm Ln Southampton, NY	5.0	5.5	4500	$25,000	$5.56	12d	1	1.33mi
17 Clearview Farm Rd Southampton, NY	4.0	4.5	4000	$28,000	$7.00	7d	1	1.33mi
6 Millfarm Ln Southampton, NY	4.0	4.5	2648	$50,000	$18.88	45d	1	1.48mi

Listing history 4 events

1. 2026-06-02
   status $3,325,000 Pending 36 DOM
2. 2026-06-01
   days on market $3,325,000 Active 36 DOM
3. 2026-05-31
   days on market $3,325,000 Active 35 DOM
4. 2026-04-14
   listed $3,325,000 Active 871-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 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: $285,223
• − Mortgage interest: −$186,252
• − Property taxes: −$49,875
• − Insurance: −$16,625
• − Repairs & maintenance: −$22,818
• − Management: −$22,818
• − Depreciation: −$96,727
• Taxable loss: −$109,892
• Est. tax savings @ 24.0%: +$26,374
• After-tax cash flow: $-24,040/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: 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

Livability — Southampton

• Score: 69/100
• State rank: #472
• US rank: #8333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southampton, NY
• County: Suffolk County · 679,920 people
• City population: 15,312
• 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: 274.0

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 (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%

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

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

2 events — show timeline

• 2026-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $3,325,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-10.4%/yr

Latest (2023): $863 · -74.7% YoY. Source: county tax records.