35335 Main Rd · Orient, NY 11957

$2,850,000

3 bd · 3.0 ba · 2,800 sqft · SingleFamily · 78 Days on market

Built 1812 1.33 ac lot $1018/sqft · 48% above area Est $1929k · 48% 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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nestled on a private 4-acre land, subdivided in 3 different lots (1,33 acres lot - 0,67 acres - 2 acres lot) with development rights intact, this attractive, 3 bedrooms, 3 bathrooms historic farmhouse offers the ultimate in privacy. The expansive grounds have already been subdivided into three parcels, providing endless opportunities. Built circa 1812 by one of the original Orient families, and now lovingly restored, this home masterfully combines classic elegance with modern amenities, such as striking wood beam ceilings with original pegs and hand-made nails and original pine floors, all offering a glimpse into the home’s storied past. The spacious family room with kitchen has a huge wood-burning fireplace and French doors leading out to a large bluestone patio area and the heated gunite pool, perfect for entertaining. The first level also includes a wonderful dining room, plus a parlor with a second wood-burning fireplace and also a full bathroom. The original staircase leads to the second floor and a large, bright hall off of which is the primary bedroom and bathroom. There are two additional, generously sized bedrooms and a bathroom in the new addition to the house. Set amidst mature trees and beautifully landscaped, the property is completely fenced in and lined with hedges for ultimate privacy. The large barn which sits majestically on the property was built in 1925 using reclaimed lumber from a ship which washed up nearby, and adds versatile space for a variety of uses. Located just moments from Orient Village and its surrounding beaches and farm stands, this peaceful retreat has it all, whether a full-time residence or a fabulous weekend haven. This is a co-listing with Susan Grella and Adrienne Wender of Nest Seekers International.

Key facts

• Historic farmhouse
• Private 4 acre land
• Subdivided in 3 lots

Tags

• PRIVATE 4 ACRE LAND
• SUBDIVIDED IN 3 LOTS
• DEVELOPMENT RIGHTS INTACT
• HISTORIC FARMHOUSE
• STRIKING WOOD BEAM CEILINGS
• ORIGINAL PINE FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $2.85M.

Deal economics

• At list price, monthly cash flow is $9k ($112k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($37k rent vs $2.85M).
• Recommended offer: $2.68M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,080 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Oysterponds Union Free School District (rural): math 30% / reading 60% proficiency, ranked #506 of 755 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 25 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $305k of equity ($20k loan paydown + $285k 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 $798k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$490k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($2.68M) is reasonable based on typical stale-listing flexibility.
• 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 $170k; list at $2.85M implies a 1576% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1812 — expect roof / HVAC / electrical / plumbing capex.
• 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 $2,679,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1812 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (median comp): $1,929,446
• List price: $2,850,000
• Delta: 47.71%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.6%
• Equity multiple: 3.69×
• Total profit: $2,147,954
• Equity at exit: $2,567,506

10-year hold

• IRR: 29.9%
• Equity multiple: 8.34×
• Total profit: $5,858,402
• Equity at exit: $5,536,923

Cash invested: $798,000 (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 11957

• Home prices YoY: 6.6%
• Active inventory: 25
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $36,761 medium
• Mortgage (P&I): −$14,946
• Tax est. 1.5%: −$3,562 /mo · $42,750/yr
• Insurance: −$1,188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,720
• Net cashflow: $9,345

Break-even live

Break-even rent $24,931

Max offer price $2,850,000

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: $712,500
• Closing costs: $85,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Plum Island Ln Orient, NY	4.0	4.5	2600	$50,000	$19.23	44d	1	0.93mi
1080 Lands End Rd Orient, NY	4.0	3.0	4000	$32,000	$8.00	44d	1	1.14mi
300 Latham Ln Orient, NY	4.0	4.0	3800	$20,000	$5.26	44d	1	1.19mi

Listing history 19 events

1. 2026-06-18
   days on market $2,850,000 Active 78 DOM
2. 2026-06-17
   days on market $2,850,000 Active 77 DOM
3. 2026-06-16
   days on market $2,850,000 Active 76 DOM
4. 2026-06-15
   days on market $2,850,000 Active 75 DOM
5. 2026-06-13
   days on market $2,850,000 Active 73 DOM
6. 2026-06-12
   days on market $2,850,000 Active 72 DOM
7. 2026-06-09
   days on market $2,850,000 Active 69 DOM
8. 2026-06-08
   days on market $2,850,000 Active 68 DOM
9. 2026-06-07
   days on market $2,850,000 Active 67 DOM
10. 2026-06-07
    days on market $2,850,000 Active 66 DOM
11. 2026-06-04
    days on market $2,850,000 Active 63 DOM
12. 2026-06-02
    days on market $2,850,000 Active 62 DOM
13. 2026-06-01
    days on market $2,850,000 Active 61 DOM
14. 2026-05-31
    days on market $2,850,000 Active 60 DOM
15. 2026-03-31
    listed $2,850,000 Active 1779-char remark

    Show marketing remark (1779 chars)

    Nestled on a private 4-acre land, subdivided in 3 different lots (1,33 acres lot - 0,67 acres - 2 acres lot) with development rights intact, this attractive, 3 bedrooms, 3 bathrooms historic farmhouse offers the ultimate in privacy. The expansive grounds have already been subdivided into three parcels, providing endless opportunities. Built circa 1812 by one of the original Orient families, and now lovingly restored, this home masterfully combines classic elegance with modern amenities, such as striking wood beam ceilings with original pegs and hand-made nails and original pine floors, all offering a glimpse into the home’s storied past. The spacious family room with kitchen has a huge wood-burning fireplace and French doors leading out to a large bluestone patio area and the heated gunite pool, perfect for entertaining. The first level also includes a wonderful dining room, plus a parlor with a second wood-burning fireplace and also a full bathroom. The original staircase leads to the second floor and a large, bright hall off of which is the primary bedroom and bathroom. There are two additional, generously sized bedrooms and a bathroom in the new addition to the house. Set amidst mature trees and beautifully landscaped, the property is completely fenced in and lined with hedges for ultimate privacy. The large barn which sits majestically on the property was built in 1925 using reclaimed lumber from a ship which washed up nearby, and adds versatile space for a variety of uses. Located just moments from Orient Village and its surrounding beaches and farm stands, this peaceful retreat has it all, whether a full-time residence or a fabulous weekend haven. This is a co-listing with Susan Grella and Adrienne Wender of Nest Seekers International.

16. 2025-11-28
    historical
17. 2025-08-15
    price $3,150,000
18. 2025-03-11
    listed $3,550,000 Active
19. 1994-08-01
    soldstatus $170,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 9% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $441,131
• − Mortgage interest: −$159,644
• − Property taxes: −$42,750
• − Insurance: −$14,250
• − Repairs & maintenance: −$35,290
• − Management: −$35,290
• − Depreciation: −$82,909
• Taxable income: $70,997
• Est. tax owed @ 24.0%: −$17,039
• After-tax cash flow: $95,106/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: Oysterponds Union Free School District
• NCES district ID: 3621930
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 60% ▲ 20.00%
• Median HH income: $71,948
• Composite: 42.9/100
• National rank: #6712
• State rank: #506 of 755 in NY

Livability — Orient

• Score: 57/100
• State rank: #1080
• US rank: #21725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orient, NY
• Population (ZIP): 1,152

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Iranian 3%
• Foreign-born: 17% · Canada, China
• Languages at home: 85% English-only · Other Asian/Pacific 5% Russian/Polish/Slavic 3% Other Indo-European 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: ▲ 16.41%
• Current HPI: 265.16
• 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

+1576.5% since first listed

5 events — show timeline

• 2026-03-31 Listed $2,850,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $3,150,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-11 Listed $3,550,000 OneKey® MLS as Distributed by MLS Grid
• 1994-08-01 Sold (Public Records) $170,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $4,774 · +0.0% YoY. Source: county tax records.