21 Woodridge Rd · Hampton Bays, NY 11946

$799,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 216 Days on market

Built 1991 0.25 ac lot $780/sqft · 10% below area Est $888k · 10% under

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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
• ARV discount +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set in a quaint Hampton Bays South neighborhood just minutes from gorgeous ocean beaches and waterfront dining, 21 Woodridge Road presents a wonderful opportunity to create your own Hamptons retreat. Positioned on a quarter-acre parcel with a fully fenced yard and room for a pool, this three-bedroom, two-bath ranch offers a solid foundation for effortless living, whether year-round, seasonal, or as an investment. Inside, a sun-filled layout features a comfortable living room, an eat-in kitchen, and a bright sunroom overlooking the backyard, ideal for relaxing or future expansion. Thoughtfully maintained with updated mechanicals and solar panels for added efficiency, the home is both move in ready and also provides a smart starting point for those seeking value, convenience, and creative potential. Just a short drive to beaches, dining, and local amenities, this property offers a blank canvas to personalize your Hamptons lifestyle, ready to be reimagined and enjoyed for years to come.

Key facts

• Room for a pool
• Quarter-acre parcel
• Sun-filled layout

Tags

• QUARTER-ACRE PARCEL
• FULLY FENCED YARD
• ROOM FOR A POOL
• SUN-FILLED LAYOUT
• EAT-IN KITCHEN
• BRIGHT SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $799k).
• Recommended offer: $703k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.4% in Hampton Bays — 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 68/100 on livability (#551 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Hampton Bays Union Free School District (suburban): math 45% / reading 44% proficiency, ranked #434 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+16.1%/yr); 173 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $9,604/mo this rent would consume 86% of the median local household income ($134k/yr) (locally 199% 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 $6k of loan paydown is wiped out by about $24k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $224k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $127k; list at $799k implies a 529% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $703,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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: 1.20% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $887,800
• List price: $799,000
• Delta: -10.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Chevy Chase Rd	0.19mi	3/1.0	1,025 (+0%)	10mo	$699,000	$682	83
8 Park Ln	0.17mi	2/2.0 (-1)	1,000 (-2%)	9mo	$685,000	$685	71
5 Chevy Chase Rd	0.31mi	2/1.0 (-1)	1,025 (+0%)	11mo	$643,500	$628	71
12 Harvard Dr	0.48mi	3/1.0	1,016 (-1%)	10mo	$717,000	$706	68
18 Lovell Rd	0.29mi	3/1.5	1,100 (+7%)	12mo	$818,000	$744	62
39 Lynncliff Rd	0.45mi	3/2.0	1,112 (+9%)	0mo	$790,000	$710	60
94 Lynncliff Rd	0.13mi	3/1.5	1,130 (+10%)	18mo	$910,000	$805	59
4 Holiday Ct	0.48mi	3/2.0	1,097 (+7%)	6mo	$700,000	$638	56
28 Kyle Rd	0.58mi	3/2.0	1,008 (-2%)	12mo	$770,000	$764	56
162 Wakeman Rd	0.51mi	2/3.0 (-1)	963 (-6%)	23mo	$920,000	$955	34
104 Fanning Ave	0.54mi	2/2.0 (-1)	1,138 (+11%)	19mo	$649,000	$570	31

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

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.39×
• Total profit: $87,193
• Equity at exit: $119,133

10-year hold

• IRR: 22.2%
• Equity multiple: 3.32×
• Total profit: $520,037
• Equity at exit: $69,083

Cash invested: $223,720 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 173
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $9,604 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$456 /mo · $5,471/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,017
• Net cashflow: $2,608

Break-even live

Break-even rent $6,302

Max offer price $799,000

Occupancy floor 68%

Sensitivity live

Price	-10% $3,060	-5% $2,834	+0% $2,608	+5% $2,382	+10% $2,156
Rent	-10% $1,849	-5% $2,229	+0% $2,608	+5% $2,987	+10% $3,367
Rate	-1.0pp $3,010	-0.5pp $2,811	base $2,608	+0.5pp $2,401	+1.0pp $2,190

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Woodridge Rd Hampton Bays, NY	3.0	1.0	1398	$8,000	$5.72	25d	1	0.18mi
6 Lynn Ct Hampton Bays, NY	2.0	2.0	1212	$2,900	$2.39	44d	1	0.43mi
6 Long Ln Hampton Bays, NY	2.0	2.0	1163	$40,000	$34.39	25d	1	0.46mi
40 Kyle Rd Hampton Bays, NY	3.0	2.0	1320	$5,000	$3.79	44d	1	0.49mi
111 Fanning Ave Hampton Bays, NY	3.0	2.0	1474	$20,000	$13.57	6d	1	0.59mi
3 Foster Ave Hampton Bays, NY	2.0	2.0	1400	$5,000	$3.57	44d	1	0.67mi
94 Bay Ave E Hampton Bays, NY	2.0	2.0	1000	$20,000	$20.00	16d	1	0.79mi
121 Ponquogue Ave Hampton Bays, NY	3.0	3.0	1316	$27,000	$20.52	25d	1	0.80mi
3 Debbie Trl Hampton Bays, NY	3.0	2.0	1375	$5,500	$4.00	21d	1	1.03mi
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	25d	1	1.07mi
18 Old Riverhead Rd Hampton Bays, NY	3.0	2.0	1056	$13,500	$12.78	25d	1	1.11mi
12 Ridge Ln Hampton Bays, NY	2.0	1.0	900	$20,000	$22.22	44d	1	1.20mi
68 Foster Ave #12 Hampton Bays, NY	2.0	1.5	1125	$18,000	$16.00	44d	1	1.21mi
229 Springville Rd Hampton Bays, NY	2.0	2.0	1200	$6,000	$5.00	20d	1	1.22mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	44d	1	1.24mi
25 Gardners Ln Unit A Hampton Bays, NY	2.0	1.5	1000	$3,750	$3.75	25d	1	1.30mi
21 Hillover Rd E Hampton Bays, NY	3.0	2.0	1150	$34,000	$29.57	44d	1	1.36mi

Listing history 17 events

1. 2026-06-15
   status $799,000 Pending 216 DOM
2. 2026-06-15
   days on market $799,000 Active 216 DOM
3. 2026-06-13
   days on market $799,000 Active 214 DOM
4. 2026-06-13
   days on market $799,000 Active 213 DOM
5. 2026-06-09
   days on market $799,000 Active 210 DOM
6. 2026-06-08
   days on market $799,000 Active 209 DOM
7. 2026-06-07
   days on market $799,000 Active 208 DOM
8. 2026-06-04
   days on market $799,000 Active 205 DOM
9. 2026-06-03
   days on market $799,000 Active 204 DOM
10. 2026-06-02
    days on market $799,000 Active 203 DOM
11. 2026-06-01
    days on market $799,000 Active 202 DOM
12. 2026-05-31
    days on market $799,000 Active 201 DOM
13. 2026-05-09
    price $799,000 1000-char remark

    Show marketing remark (1000 chars)

    Set in a quaint Hampton Bays South neighborhood just minutes from gorgeous ocean beaches and waterfront dining, 21 Woodridge Road presents a wonderful opportunity to create your own Hamptons retreat. Positioned on a quarter-acre parcel with a fully fenced yard and room for a pool, this three-bedroom, two-bath ranch offers a solid foundation for effortless living, whether year-round, seasonal, or as an investment. Inside, a sun-filled layout features a comfortable living room, an eat-in kitchen, and a bright sunroom overlooking the backyard, ideal for relaxing or future expansion. Thoughtfully maintained with updated mechanicals and solar panels for added efficiency, the home is both move in ready and also provides a smart starting point for those seeking value, convenience, and creative potential. Just a short drive to beaches, dining, and local amenities, this property offers a blank canvas to personalize your Hamptons lifestyle, ready to be reimagined and enjoyed for years to come.

14. 2026-01-12
    price $849,000 1000-char remark

    Show marketing remark (1000 chars)

    Set in a quaint Hampton Bays South neighborhood just minutes from gorgeous ocean beaches and waterfront dining, 21 Woodridge Road presents a wonderful opportunity to create your own Hamptons retreat. Positioned on a quarter-acre parcel with a fully fenced yard and room for a pool, this three-bedroom, two-bath ranch offers a solid foundation for effortless living, whether year-round, seasonal, or as an investment. Inside, a sun-filled layout features a comfortable living room, an eat-in kitchen, and a bright sunroom overlooking the backyard, ideal for relaxing or future expansion. Thoughtfully maintained with updated mechanicals and solar panels for added efficiency, the home is both move in ready and also provides a smart starting point for those seeking value, convenience, and creative potential. Just a short drive to beaches, dining, and local amenities, this property offers a blank canvas to personalize your Hamptons lifestyle, ready to be reimagined and enjoyed for years to come.

15. 2025-11-11
    listed $875,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    Set in a quaint Hampton Bays South neighborhood just minutes from gorgeous ocean beaches and waterfront dining, 21 Woodridge Road presents a wonderful opportunity to create your own Hamptons retreat. Positioned on a quarter-acre parcel with a fully fenced yard and room for a pool, this three-bedroom, two-bath ranch offers a solid foundation for effortless living, whether year-round, seasonal, or as an investment. Inside, a sun-filled layout features a comfortable living room, an eat-in kitchen, and a bright sunroom overlooking the backyard, ideal for relaxing or future expansion. Thoughtfully maintained with updated mechanicals and solar panels for added efficiency, the home is both move in ready and also provides a smart starting point for those seeking value, convenience, and creative potential. Just a short drive to beaches, dining, and local amenities, this property offers a blank canvas to personalize your Hamptons lifestyle, ready to be reimagined and enjoyed for years to come.

16. 1989-01-24
    soldstatus $127,000
17. 1987-02-02
    soldstatus $108,000

ⓘ 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: $5,471 · $456/mo
• Projected year-2 tax: $9,487 · $791/mo
• Expected delta: +$4,016/yr (+$335/mo · 73.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥90°F today · 21 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: $115,243
• − Mortgage interest: −$44,756
• − Property taxes: −$5,471
• − Insurance: −$3,995
• − Repairs & maintenance: −$9,219
• − Management: −$9,219
• − Depreciation: −$23,244
• Taxable income: $19,338
• Est. tax owed @ 24.0%: −$4,641
• After-tax cash flow: $26,654/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: Hampton Bays Union Free School District
• NCES district ID: 3613530
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $70,274
• Composite: 40.18/100
• National rank: #3788
• State rank: #434 of 590 in NY

Livability — Hampton Bays

• Score: 68/100
• State rank: #551
• US rank: #9894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Bays, NY
• County: Suffolk County · 679,920 people
• City population: 15,819
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,819
• Household income: $133,918
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 199.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 32% Two or more races 13% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 26% · Canada, Jamaica, Guatemala
• Languages at home: 64% English-only · Spanish 29% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -118.82%
• Current HPI: 467.2466
• Rent YoY: ▲ 16.07%
• 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

+639.8% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-11 Listed $875,000 OneKey® MLS as Distributed by MLS Grid
• 1989-01-24 Sold (Public Records) $127,000 Public Records
• 1987-02-02 Sold (Public Records) $108,000 Public Records

Property tax history

+2.0%/yr

Latest (2022): $5,471 · +0.0% YoY. Source: county tax records.