53 Williams Way · Bridgehampton, NY 11933

$5,150,000

4 bd · 3.0 ba · 2,481 sqft · SingleFamily public records · 231 Days on market

Built 2001 0.58 ac lot $2076/sqft · 46% above area Est $3528k · 46% over ↓ 10% since listing

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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 +15.5/30.0
• Appreciation +6.6/10.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

The home is tucked away on a quiet South of the Highway street in Bridgehampton Village, offering rare privacy and tranquility while minutes from Main Street. The single-level home is beautifully scaled with exceptionally well-proportioned living spaces. At its heart is a light-filled great room with soaring double-height ceilings, a wood-burning fireplace, and French doors that open to the sun-drenched backyard. For effortless entertaining, the dining area is adjacent to the tastefully updated kitchen, featuring high-end appliances. The home offers 4 comfortable bedrooms and 3 full baths, including a spacious primary suite, a guest suite with private bath, and two additional guest rooms. Outdoors, the property is a true retreat. Expansive patios provide multiple options for lounging and dining al fresco, all surrounding a sparkling pool that enjoys full sun throughout the day. Mature landscaping and lush green lawn offer beauty and privacy in equal measure-ideal for quiet afternoons, festive gatherings, or simply enjoying the serenity. This charming home delivers comfort, character, and summer-ready living in one of the Hamptons' most sought-after neighborhoods.

Key facts

• Rare privacy
• 0.58 acre lot
• Pool

Tags

• RARE PRIVACY
• LIGHT-FILLED GREAT ROOM
• DOUBLE-HEIGHT CEILINGS
• WOOD-BURNING FIREPLACE
• SUN-DRENCHED BACKYARD
• TASTEFULLY UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $5.15M.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $4.07M (21.1% below list).
• Recommended offer: $4.07M (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#874 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools B; Watch: amenities F, commute F, cost of living F.
• Bridgehampton Union Free School District (rural): math 50% / reading 40% proficiency, ranked #511 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $203k of equity ($36k loan paydown + $168k appreciation (3.3% 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 (3.3% appreciation + 3.0% rent growth), your $1.44M cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$330k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($4.53M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $550k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,065,199 (21.1% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.79% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 10.6

CMA / ARV

• ARV (median comp): $3,528,000
• List price: $5,150,000
• Delta: 45.98%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Hildreth Pl	0.12mi	3/3.5 (-1)	2,400 (-3%)	3mo	$3,528,000	$1,470	79
96 Audubon Ave	0.28mi	3/3.0 (-1)	2,400 (-3%)	6mo	$4,450,000	$1,854	71

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

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.57×
• Total profit: $820,448
• Equity at exit: $2,391,309

10-year hold

• IRR: 12.0%
• Equity multiple: 2.83×
• Total profit: $2,645,828
• Equity at exit: $3,745,214

Cash invested: $1,442,000 (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 11933

• Home prices YoY: 0.8%
• Active inventory: 85
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $40,652 medium
• Mortgage (P&I): −$27,007
• Tax from tax record: −$894 /mo · $10,723/yr
• Insurance: −$2,146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,537
• Net cashflow: $2,068

Break-even live

Break-even rent $38,034

Max offer price $5,150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $4,984	-5% $3,526	+0% $2,068	+5% $-5,255	+10% $-7,034
Rent	-10% $-1,143	-5% $463	+0% $2,068	+5% $3,674	+10% $5,280
Rate	-1.0pp $4,662	-0.5pp $3,378	base $2,068	+0.5pp $734	+1.0pp $-624

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: $1,287,500
• Closing costs: $154,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Lumber Ln Bridgehampton, NY	5.0	3.5	3200	$50,000	$15.62	26d	1	0.63mi
59 Hildreth Ln Bridgehampton, NY	3.0	3.0	1680	$90,000	$53.57	24d	1	0.87mi
43 Robin Dr Bridgehampton, NY	3.0	2.0	2200	$40,000	$18.18	45d	1	1.09mi
62 Sea Farm Ln Bridgehampton, NY	4.0	3.0	2200	$25,000	$11.36	45d	1	1.27mi

Listing history 12 events

1. 2026-06-09
   days on market $5,150,000 Active 231 DOM
2. 2026-06-08
   days on market $5,150,000 Active 230 DOM
3. 2026-06-07
   days on market $5,150,000 Active 229 DOM
4. 2026-06-04
   days on market $5,150,000 Active 226 DOM
5. 2026-06-03
   days on market $5,150,000 Active 225 DOM
6. 2026-06-02
   days on market $5,150,000 Active 224 DOM
7. 2026-06-01
   days on market $5,150,000 Active 223 DOM
8. 2026-05-31
   days on market $5,150,000 Active 222 DOM
9. 2026-04-28
   price $5,150,000 1181-char remark

   Show marketing remark (1181 chars)

   The home is tucked away on a quiet South of the Highway street in Bridgehampton Village, offering rare privacy and tranquility while minutes from Main Street. The single-level home is beautifully scaled with exceptionally well-proportioned living spaces. At its heart is a light-filled great room with soaring double-height ceilings, a wood-burning fireplace, and French doors that open to the sun-drenched backyard. For effortless entertaining, the dining area is adjacent to the tastefully updated kitchen, featuring high-end appliances. The home offers 4 comfortable bedrooms and 3 full baths, including a spacious primary suite, a guest suite with private bath, and two additional guest rooms. Outdoors, the property is a true retreat. Expansive patios provide multiple options for lounging and dining al fresco, all surrounding a sparkling pool that enjoys full sun throughout the day. Mature landscaping and lush green lawn offer beauty and privacy in equal measure-ideal for quiet afternoons, festive gatherings, or simply enjoying the serenity. This charming home delivers comfort, character, and summer-ready living in one of the Hamptons' most sought-after neighborhoods.

10. 2026-02-12
    status Active 1181-char remark

    Show marketing remark (1181 chars)

    The home is tucked away on a quiet South of the Highway street in Bridgehampton Village, offering rare privacy and tranquility while minutes from Main Street. The single-level home is beautifully scaled with exceptionally well-proportioned living spaces. At its heart is a light-filled great room with soaring double-height ceilings, a wood-burning fireplace, and French doors that open to the sun-drenched backyard. For effortless entertaining, the dining area is adjacent to the tastefully updated kitchen, featuring high-end appliances. The home offers 4 comfortable bedrooms and 3 full baths, including a spacious primary suite, a guest suite with private bath, and two additional guest rooms. Outdoors, the property is a true retreat. Expansive patios provide multiple options for lounging and dining al fresco, all surrounding a sparkling pool that enjoys full sun throughout the day. Mature landscaping and lush green lawn offer beauty and privacy in equal measure-ideal for quiet afternoons, festive gatherings, or simply enjoying the serenity. This charming home delivers comfort, character, and summer-ready living in one of the Hamptons' most sought-after neighborhoods.

11. 2026-02-07
    price $5,450,000 1181-char remark

    Show marketing remark (1181 chars)

    The home is tucked away on a quiet South of the Highway street in Bridgehampton Village, offering rare privacy and tranquility while minutes from Main Street. The single-level home is beautifully scaled with exceptionally well-proportioned living spaces. At its heart is a light-filled great room with soaring double-height ceilings, a wood-burning fireplace, and French doors that open to the sun-drenched backyard. For effortless entertaining, the dining area is adjacent to the tastefully updated kitchen, featuring high-end appliances. The home offers 4 comfortable bedrooms and 3 full baths, including a spacious primary suite, a guest suite with private bath, and two additional guest rooms. Outdoors, the property is a true retreat. Expansive patios provide multiple options for lounging and dining al fresco, all surrounding a sparkling pool that enjoys full sun throughout the day. Mature landscaping and lush green lawn offer beauty and privacy in equal measure-ideal for quiet afternoons, festive gatherings, or simply enjoying the serenity. This charming home delivers comfort, character, and summer-ready living in one of the Hamptons' most sought-after neighborhoods.

12. 2025-09-08
    listed $5,700,000 Active 1181-char remark

    Show marketing remark (1181 chars)

    The home is tucked away on a quiet South of the Highway street in Bridgehampton Village, offering rare privacy and tranquility while minutes from Main Street. The single-level home is beautifully scaled with exceptionally well-proportioned living spaces. At its heart is a light-filled great room with soaring double-height ceilings, a wood-burning fireplace, and French doors that open to the sun-drenched backyard. For effortless entertaining, the dining area is adjacent to the tastefully updated kitchen, featuring high-end appliances. The home offers 4 comfortable bedrooms and 3 full baths, including a spacious primary suite, a guest suite with private bath, and two additional guest rooms. Outdoors, the property is a true retreat. Expansive patios provide multiple options for lounging and dining al fresco, all surrounding a sparkling pool that enjoys full sun throughout the day. Mature landscaping and lush green lawn offer beauty and privacy in equal measure-ideal for quiet afternoons, festive gatherings, or simply enjoying the serenity. This charming home delivers comfort, character, and summer-ready living in one of the Hamptons' most sought-after neighborhoods.

ⓘ 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: $10,723 · $894/mo
• Projected year-2 tax: $48,879 · $4,073/mo
• Expected delta: +$38,156/yr (+$3,180/mo · 355.8%)

ⓘ 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 · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $487,824
• − Mortgage interest: −$288,480
• − Property taxes: −$10,723
• − Insurance: −$25,750
• − Repairs & maintenance: −$39,026
• − Management: −$39,026
• − Depreciation: −$149,818
• Taxable loss: −$65,000
• Est. tax savings @ 24.0%: +$15,600
• After-tax cash flow: $40,421/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: Bridgehampton Union Free School District
• NCES district ID: 3605370
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $69,915
• Composite: 42.79/100
• National rank: #6761
• State rank: #511 of 755 in NY

Livability — Bridgehampton

• Score: 62/100
• State rank: #874
• US rank: #16891

Category grades

Amenities F Commute F 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: Bridgehampton, NY
• City population: 725
• Population (ZIP): 6,784

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Black 8% Two or more races 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 3% German/W. Germanic 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: ▲ 3.26%
• Current HPI: 397.7148
• 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

-9.6% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $5,150,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $5,450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-08 Listed $5,700,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2022): $10,723 · +0.0% YoY. Source: county tax records.