300 Private Rd #8 · Cutchogue, NY 11935

$1,895,000

4 bd · 2.5 ba · 3,500 sqft · SingleFamily · 13 Days on market

Built 1999 3.34 ac lot $541/sqft · 19% above area Est $1588k · 19% over

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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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• Schools +6.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

MOTIVATED SELLER! (Address also known as 1 Banks St) - Just 90 minutes from New York City, discover an extraordinary opportunity to own a private estate retreat in the heart of the coveted North Fork. Tucked away at the end of a quiet cul-de-sac and set on 3.3 lush, sprawling acres, this exceptional 3,500-square-foot Victorian-style residence offers a rare blend of timeless elegance, modern comfort, and serene countryside living. MOTIVATED SELLER! (Address also known as 1 Banks St) A classic wraparound porch sets the tone, inviting you into a warm and refined interior where expansive living spaces are thoughtfully designed for both everyday living and upscale entertaining. The home featur

Key facts

• Landscaped grounds
• Chef kitchen
• Wraparound porch

Tags

• WRAPAROUND PORCH
• CHEF KITCHEN
• IN GROUND POOL
• LANDSCAPED GROUNDS
• MATURE TREES
• EXPANSIVE PATIO

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; No carport
• Utilities: Cesspool sewer; Cable available; Electricity available
• Home design: Single family residence
• Construction: Vinyl siding construction
• Exterior features: In-ground private pool with diving board and electric heat; Vinyl siding; Not waterfront

Interior

• Kitchen: Granite counters; Kitchen island; Eat-in kitchen; Open kitchen; Pantry; Gas cooktop; Electric oven; Microwave; Oven; Refrigerator
• Bedrooms: One bedroom located on the first floor
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Oil heating; Central air conditioning; Fireplaces (3 total)
• Interior features: First-floor bedroom; Breakfast bar; Central vacuum; Chandelier; Eat-in kitchen; Entrance foyer; Formal dining room; Granite counters; Kitchen island; Open floorplan; Open kitchen; Pantry; Storage; Full unfinished basement; Full attic
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.90M).
• Cap rate 10.7% vs local median 7.3% in Cutchogue — 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 62/100 on livability (#843 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: amenities F, commute F, cost of living F.
• Mattituck-Cutchogue Union Free School District (suburban): math 69% / reading 68% proficiency, ranked #127 of 590 in NY (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Mattituck-Cutchogue Elementary School (math 65% / reading 68%, grade B+, #575 of 2,108 statewide, top 27%, 453 students, 37% FRL); Mattituck Junior-Senior High School (math 74% / reading 72%, grade B+, #670 of 1,100 statewide, top 61%, 548 students, 0% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: 51 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 ($13k loan paydown + $190k 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 $531k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$326k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $1.07M; list at $1.90M implies a 76% gain — meaningful room to come down on a strong offer.

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 $1,895,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $1,588,323
• List price: $1,895,000
• Delta: 19.31%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1465 Harbor Ln	0.36mi	4/3.5	3,000 (-14%)	12mo	$3,862,000	$1,287	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 35.8%
• Equity multiple: 3.77×
• Total profit: $1,470,255
• Equity at exit: $1,707,166

10-year hold

• IRR: 30.8%
• Equity multiple: 8.51×
• Total profit: $3,984,124
• Equity at exit: $3,681,568

Cash invested: $530,600 (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 11935

• Home prices YoY: 2.8%
• Active inventory: 51
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $23,849 medium
• Mortgage (P&I): −$9,938
• Tax from tax record: −$1,228 /mo · $14,736/yr
• Insurance: −$790
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,008
• Net cashflow: $6,885

Break-even live

Break-even rent $15,133

Max offer price $1,895,000

Occupancy floor 66%

Sensitivity live

Price	-10% $7,958	-5% $7,422	+0% $6,885	+5% $6,349	+10% $5,813
Rent	-10% $5,001	-5% $5,943	+0% $6,885	+5% $7,827	+10% $8,769
Rate	-1.0pp $7,840	-0.5pp $7,367	base $6,885	+0.5pp $6,394	+1.0pp $5,895

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: $473,750
• Closing costs: $56,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Moose Trl Cutchogue, NY	4.0	2.0	2600	$20,000	$7.69	45d	1	0.41mi
250 Pine Tree Ct Cutchogue, NY	4.0	3.5	2800	$32,500	$11.61	45d	1	0.66mi
1685 Peconic Ln Peconic, NY	3.0	3.0	3100	$18,000	$5.81	45d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $1,895,000 Active 13 DOM
2. 2026-06-21
   days on market $1,895,000 Active 12 DOM
3. 2026-06-18
   days on market $1,895,000 Active 10 DOM
4. 2026-06-17
   days on market $1,895,000 Active 9 DOM
5. 2026-06-16
   days on market $1,895,000 Active 8 DOM
6. 2026-06-15
   days on market $1,895,000 Active 7 DOM
7. 2026-06-13
   days on market $1,895,000 Active 5 DOM
8. 2026-06-12
   days on market $1,895,000 Active 4 DOM
9. 2026-06-09
   days on marketlisting id $1,895,000 Active 1 DOM
10. 2026-06-02
    days on market $1,895,000 Active 62 DOM
11. 2026-06-01
    days on market $1,895,000 Active 61 DOM
12. 2026-05-31
    days on market $1,895,000 Active 60 DOM
13. 2026-04-20
    price $1,995,000 2202-char remark
14. 2026-04-20
    price $1,950,000 2202-char remark
15. 2026-04-01
    price $2,195,000 2202-char remark
16. 2026-03-31
    listed $2,150,000 Active 2202-char remark
17. 2020-11-10
    soldstatus $1,075,000

ⓘ 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: $14,736 · $1,228/mo
• Projected year-2 tax: $23,381 · $1,948/mo
• Expected delta: +$8,645/yr (+$720/mo · 58.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $286,184
• − Mortgage interest: −$106,149
• − Property taxes: −$14,736
• − Insurance: −$9,475
• − Repairs & maintenance: −$22,895
• − Management: −$22,895
• − Depreciation: −$55,127
• Taxable income: $54,907
• Est. tax owed @ 24.0%: −$13,178
• After-tax cash flow: $69,446/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: Mattituck-Cutchogue Union Free School District
• NCES district ID: 3600021
• Math proficiency: 69% ▼ -3.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $84,164
• Composite: 61.4/100
• National rank: #765
• State rank: #127 of 590 in NY

Livability — Cutchogue

• Score: 62/100
• State rank: #843
• US rank: #16353

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: Cutchogue, NY
• City population: 2,946
• Population (ZIP): 2,946

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 10% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 5% German/W. Germanic 3% Spanish 3%

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: ▲ 12.82%
• Current HPI: 467.3019
• 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

+76.3% since first listed

8 events — show timeline

• 2026-06-08 Listed $1,895,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-29 Price Changed $1,895,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $1,950,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $2,195,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Listed $2,150,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-10 Sold (Public Records) $1,075,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $14,736 · +0.0% YoY. Source: county tax records.