768 Bridgehampton Sag Hbr · Bridgehampton, NY 11932

$2,484,000

3 bd · 1.0 ba · 1,399 sqft · SingleFamily public records · 409 Days on market

Built 2025 10,454 sqft lot $1776/sqft · 33% above area

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 768 Bridgehampton, a beautifully designed new-construction six-bedroom home nestled perfectly between Bridgehampton Village, Ocean Beaches, and Sag Harbor Town. Thoughtfully crafted with premium materials and meticulous attention to detail, this residence offers the perfect blend of sophistication, comfort, and efficiency. Home Features: • Custom Bakes & Kropp kitchen with top-tier appliances: Viking stove, Sub-Zero refrigerator, Wolf built-in wall oven and microwave, and wine cooler • Gunite pool with elegant bluestone surround and matching front walkway • Front and rear decks built with no-maintenance TimberTech decking • Wide-plank 10” hardwood floors on the second level • Four luxurious bathrooms featuring large-format tile, subway, and basketweave designs • Lower level CO includes 1 legal bedroom, a full bath, laundry room (washer/dryer), and 2 additional large rooms—each with inside and outside entrances Exterior & Efficiency Highlights: • Beautiful Alaskan yellow cedar shake siding • Black Andersen 400 Series windows and doors • HERS-rated Plus energy-efficient design with all LED lighting • Security camera system installed Enjoy peace, privacy, and timeless Hamptons elegance in a rare new construction offering within reach of beaches, shopping, fine dining, and cultural hubs.

Key facts

• Plumbing
• Insulation
• Hvac

Tags

• NEW CONSTRUCTION
• PREMIUM FOREVER SHINGLES
• ROUGH ELECTRIC
• PLUMBING
• HVAC
• INSULATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $2.48M.

Deal economics

• At list price, monthly cash flow is $16k ($191k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($42k rent vs $2.48M).
• Recommended offer: $2.19M (12.0% below list) — sets the bar for market timing.

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: 24 active listings in the ZIP; 1 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 $41,857/mo this rent would consume 289% of the median local household income ($174k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $266k of equity ($17k loan paydown + $248k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $696k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$427k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 409 days — a 12% lower offer ($2.19M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $216k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,185,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 409 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.69% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.43%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $5,336,503
• List price: $2,484,000
• Delta: -53.45%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.0%
• Equity multiple: 4.40×
• Total profit: $2,366,202
• Equity at exit: $2,237,784

10-year hold

• IRR: 39.0%
• Equity multiple: 9.88×
• Total profit: $6,172,936
• Equity at exit: $4,825,866

Cash invested: $695,520 (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 11932

• Home prices YoY: 2.9%
• Active inventory: 24
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $41,857 medium
• Mortgage (P&I): −$13,026
• Tax est. 1.5%: −$3,105 /mo · $37,260/yr
• Insurance: −$1,035
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,790
• Net cashflow: $15,901

Break-even live

Break-even rent $21,730

Max offer price $2,484,000

Occupancy floor 57%

Sensitivity live

Price	-10% $17,617	-5% $16,759	+0% $15,901	+5% $15,042	+10% $14,184
Rent	-10% $12,594	-5% $14,247	+0% $15,901	+5% $17,554	+10% $19,207
Rate	-1.0pp $17,152	-0.5pp $16,532	base $15,901	+0.5pp $15,257	+1.0pp $14,602

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: $621,000
• Closing costs: $74,520
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Narrow Ln Bridgehampton, NY	3.0	2.5	1296	$20,000	$15.43	0d	1	1.01mi

Listing history 20 events

1. 2026-06-18
   days on market $2,484,000 Active 409 DOM
2. 2026-06-17
   days on market $2,484,000 Active 408 DOM
3. 2026-06-16
   days on market $2,484,000 Active 407 DOM
4. 2026-06-15
   days on market $2,484,000 Active 406 DOM
5. 2026-06-13
   days on market $2,484,000 Active 404 DOM
6. 2026-06-09
   days on market $2,484,000 Active 400 DOM
7. 2026-06-08
   days on market $2,484,000 Active 399 DOM
8. 2026-06-07
   days on market $2,484,000 Active 398 DOM
9. 2026-06-04
   days on market $2,484,000 Active 395 DOM
10. 2026-06-03
    days on market $2,484,000 Active 394 DOM
11. 2026-06-02
    days on market $2,484,000 Active 393 DOM
12. 2026-06-01
    days on market $2,484,000 Active 392 DOM
13. 2026-05-31
    days on market $2,484,000 Active 391 DOM
14. 2026-04-24
    price $2,700,000 1385-char remark

    Show marketing remark (1385 chars)

    Welcome to 768 Bridgehampton, a beautifully designed new-construction six-bedroom home nestled perfectly between Bridgehampton Village, Ocean Beaches, and Sag Harbor Town. Thoughtfully crafted with premium materials and meticulous attention to detail, this residence offers the perfect blend of sophistication, comfort, and efficiency. Home Features: • Custom Bakes & Kropp kitchen with top-tier appliances: Viking stove, Sub-Zero refrigerator, Wolf built-in wall oven and microwave, and wine cooler • Gunite pool with elegant bluestone surround and matching front walkway • Front and rear decks built with no-maintenance TimberTech decking • Wide-plank 10” hardwood floors on the second level • Four luxurious bathrooms featuring large-format tile, subway, and basketweave designs • Lower level CO includes 1 legal bedroom, a full bath, laundry room (washer/dryer), and 2 additional large rooms—each with inside and outside entrances Exterior & Efficiency Highlights: • Beautiful Alaskan yellow cedar shake siding • Black Andersen 400 Series windows and doors • HERS-rated Plus energy-efficient design with all LED lighting • Security camera system installed Enjoy peace, privacy, and timeless Hamptons elegance in a rare new construction offering within reach of beaches, shopping, fine dining, and cultural hubs.

15. 2026-04-16
    listed $2,700,000 Active 1860-char remark

    Show marketing remark (1860 chars)

    PERFECTLY LOCATED LUXURY LIVING Welcome to 768 Bridgehampton-Sag Turnpike, a beautifully crafted 6 bedroom, 4 bath residence that blends modern luxury with timeless Hamptons style. Ideally located equidistant between Bridgehampton and Sag Harbor, this home offers convenient access to both villages' shops, dining, and ocean beaches. Designed for both everyday living and effortless entertaining, the home showcases exceptional finishes and thoughtful design throughout. The first floor opens with a welcoming foyer leading into a bright living room centered around a cozy gas fireplace. The chef's kitchen, outfitted with premium Bakes & Kropp cabinetry, features stainless steel Wolf, Viking, and Sub-Zero appliances, sleek quartz countertops, and a spacious eat-in area. Sliding glass doors provide seamless access to the outdoor entertaining space and pool. Two well-appointed bedrooms and a full bath complete this level. Throughout the home, 3/4-inch wide plank oak flooring adds warmth and sophistication. Upstairs, the primary suite offers a private retreat with a luxurious bathroom featuring a soaking tub, rain shower, and a private deck overlooking the serene backyard. Two additional bedrooms and a full bath provide comfortable accommodations for guests. The finished lower level boasts 9-foot ceilings and an open-concept layout ideal for entertaining, along with an additional bedroom, full bath, and a separate outside entrance. Step outside to enjoy a timberteck deck the entire length of the house and plenty for everything, perfect for lounging or dining. The 16' x 36' gunite pool is surrounded by an elegant bluestone patio and lush privacy landscaping, creating a tranquil outdoor oasis. This exceptional property offers the perfect balance of comfort, style, and resort-like living in one of the Hamptons' most desirable locations.

16. 2025-12-19
    price $2,848,000 1385-char remark

    Show marketing remark (1385 chars)

    Welcome to 768 Bridgehampton, a beautifully designed new-construction six-bedroom home nestled perfectly between Bridgehampton Village, Ocean Beaches, and Sag Harbor Town. Thoughtfully crafted with premium materials and meticulous attention to detail, this residence offers the perfect blend of sophistication, comfort, and efficiency. Home Features: • Custom Bakes & Kropp kitchen with top-tier appliances: Viking stove, Sub-Zero refrigerator, Wolf built-in wall oven and microwave, and wine cooler • Gunite pool with elegant bluestone surround and matching front walkway • Front and rear decks built with no-maintenance TimberTech decking • Wide-plank 10” hardwood floors on the second level • Four luxurious bathrooms featuring large-format tile, subway, and basketweave designs • Lower level CO includes 1 legal bedroom, a full bath, laundry room (washer/dryer), and 2 additional large rooms—each with inside and outside entrances Exterior & Efficiency Highlights: • Beautiful Alaskan yellow cedar shake siding • Black Andersen 400 Series windows and doors • HERS-rated Plus energy-efficient design with all LED lighting • Security camera system installed Enjoy peace, privacy, and timeless Hamptons elegance in a rare new construction offering within reach of beaches, shopping, fine dining, and cultural hubs.

17. 2025-05-05
    price $3,284,800 1385-char remark

    Show marketing remark (1385 chars)

    Welcome to 768 Bridgehampton, a beautifully designed new-construction six-bedroom home nestled perfectly between Bridgehampton Village, Ocean Beaches, and Sag Harbor Town. Thoughtfully crafted with premium materials and meticulous attention to detail, this residence offers the perfect blend of sophistication, comfort, and efficiency. Home Features: • Custom Bakes & Kropp kitchen with top-tier appliances: Viking stove, Sub-Zero refrigerator, Wolf built-in wall oven and microwave, and wine cooler • Gunite pool with elegant bluestone surround and matching front walkway • Front and rear decks built with no-maintenance TimberTech decking • Wide-plank 10” hardwood floors on the second level • Four luxurious bathrooms featuring large-format tile, subway, and basketweave designs • Lower level CO includes 1 legal bedroom, a full bath, laundry room (washer/dryer), and 2 additional large rooms—each with inside and outside entrances Exterior & Efficiency Highlights: • Beautiful Alaskan yellow cedar shake siding • Black Andersen 400 Series windows and doors • HERS-rated Plus energy-efficient design with all LED lighting • Security camera system installed Enjoy peace, privacy, and timeless Hamptons elegance in a rare new construction offering within reach of beaches, shopping, fine dining, and cultural hubs.

18. 2025-05-01
    listed $2,999,999 Active 1385-char remark

    Show marketing remark (1385 chars)

    Welcome to 768 Bridgehampton, a beautifully designed new-construction six-bedroom home nestled perfectly between Bridgehampton Village, Ocean Beaches, and Sag Harbor Town. Thoughtfully crafted with premium materials and meticulous attention to detail, this residence offers the perfect blend of sophistication, comfort, and efficiency. Home Features: • Custom Bakes & Kropp kitchen with top-tier appliances: Viking stove, Sub-Zero refrigerator, Wolf built-in wall oven and microwave, and wine cooler • Gunite pool with elegant bluestone surround and matching front walkway • Front and rear decks built with no-maintenance TimberTech decking • Wide-plank 10” hardwood floors on the second level • Four luxurious bathrooms featuring large-format tile, subway, and basketweave designs • Lower level CO includes 1 legal bedroom, a full bath, laundry room (washer/dryer), and 2 additional large rooms—each with inside and outside entrances Exterior & Efficiency Highlights: • Beautiful Alaskan yellow cedar shake siding • Black Andersen 400 Series windows and doors • HERS-rated Plus energy-efficient design with all LED lighting • Security camera system installed Enjoy peace, privacy, and timeless Hamptons elegance in a rare new construction offering within reach of beaches, shopping, fine dining, and cultural hubs.

19. 2025-04-05
    historical
20. 2025-01-25
    listed $984,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $502,283
• − Mortgage interest: −$139,143
• − Property taxes: −$37,260
• − Insurance: −$12,420
• − Repairs & maintenance: −$40,183
• − Management: −$40,183
• − Depreciation: −$72,262
• Taxable income: $160,833
• Est. tax owed @ 24.0%: −$38,600
• After-tax cash flow: $152,207/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
• County: Suffolk County · 679,920 people
• City population: 725
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 725
• Household income: $173,672
• Rent vs Own: 10.7% rent · 89.3% own

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Black 10% Two or more races 6%
• Hispanic origin (detail): Mexican 12% Dominican 10%
• Common ancestry: Italian 5% Romanian 3% Scotch-Irish 3%
• Foreign-born: 32% · Canada, China
• Languages at home: 71% English-only · Spanish 17% Russian/Polish/Slavic 6% French/Haitian/Cajun 6%

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: ▲ 15.37%
• Current HPI: 546.5294
• 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

+174.4% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $2,700,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $2,700,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $2,848,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $3,284,800 OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Listed $2,999,999 OneKey® MLS as Distributed by MLS Grid
• 2025-04-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-25 Listed $984,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2022): $1,736 · +0.0% YoY. Source: county tax records.