7 Sims Ave · Noyack, NY 11963

$2,395,000

4 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 257 Days on market

Built 1950 0.28 ac lot $1647/sqft · 67% above area Est $1972k · 21% 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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• 1% rule +6.4/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

RENOVATED POOL/SPA PATH TO WATER/MOORING Welcome to this stunningly renovated four-bedroom, four-bath home - just one block from private beach access, with mooring rights! This single-level home is filled with sunlight and soaring ceilings throughout. You'll love the open layout and the warmth of the huge gas fireplace in the living room, complete with built-ins. The kitchen features handmade white oak cabinetry, and every bathroom has been beautifully appointed. Hardwood oak floors tie the whole space together. Enjoy your very own backyard oasis just outside - a gorgeous 32-by-16 gunite saltwater pool with spa, plus a pool house and outdoor shower. Downstairs, the lower level with egress windows is ready for fun - think ping pong, a playroom, or your own gym - and there's plenty of storage, too. There's even room for a garage.

Key facts

• Mooring rights
• Renovated pool
• Pool house

Tags

• RENOVATED POOL
• PRIVATE BEACH ACCESS
• MOORING RIGHTS
• POOL HOUSE
• OUTDOOR SHOWER
• TILED BATHS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $8k ($92k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $2.40M).
• Recommended offer: $2.11M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 7.1% in Noyack — 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 57/100 on livability (#1,084 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: schools C-, housing D+, amenities F.
• Sag Harbor Union Free School District (suburban): math 54% / reading 70% proficiency, ranked #175 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.8%/yr); 65 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $237k of equity ($17k loan paydown + $220k appreciation (9.2% 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 (9.2% appreciation + 8.0% rent growth), your $671k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$380k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($2.11M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $300k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.29M; list at $2.40M implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $2,107,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.14% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,972,289
• List price: $2,395,000
• Delta: 21.43%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Valley Rd	0.54mi	3/2.0 (-1)	1,416 (-3%)	11mo	$1,050,000	$742	56
4528 Noyac Rd	0.62mi	3/2.0 (-1)	1,268 (-13%)	2mo	$1,250,000	$986	43

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

Projected returns pro-forma

9.19% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 3.69×
• Total profit: $1,803,222
• Equity at exit: $2,017,021

10-year hold

• IRR: 32.3%
• Equity multiple: 8.84×
• Total profit: $5,254,786
• Equity at exit: $4,208,384

Cash invested: $670,600 (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 11963

• Home prices YoY: 1.9%
• Rents YoY: 10.8%
• Active inventory: 65
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $27,408 medium
• Mortgage (P&I): −$12,560
• Tax from tax record: −$444 /mo · $5,326/yr
• Insurance: −$998
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,756
• Net cashflow: $7,651

Break-even live

Break-even rent $17,723

Max offer price $2,395,000

Occupancy floor 67%

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: $598,750
• Closing costs: $71,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Cliff Dr Sag Harbor, NY	3.0	2.0	1360	$8,000	$5.88	19d	1	0.78mi
68 W Water St Sag Harbor, NY	3.0	2.0	1740	$40,000	$22.99	43d	1	0.87mi
364 Main St Unit B Sag Harbor, NY	3.0	1.0	1200	$35,000	$29.17	22d	1	0.90mi

Listing history 23 events

1. 2026-06-18
   days on market $2,395,000 Active 257 DOM
2. 2026-06-17
   days on market $2,395,000 Active 256 DOM
3. 2026-06-16
   days on market $2,395,000 Active 255 DOM
4. 2026-06-15
   days on market $2,395,000 Active 254 DOM
5. 2026-06-13
   days on market $2,395,000 Active 252 DOM
6. 2026-06-09
   days on market $2,395,000 Active 248 DOM
7. 2026-06-08
   days on market $2,395,000 Active 247 DOM
8. 2026-06-07
   days on market $2,395,000 Active 246 DOM
9. 2026-06-04
   days on market $2,395,000 Active 243 DOM
10. 2026-06-03
    days on market $2,395,000 Active 242 DOM
11. 2026-06-02
    days on market $2,395,000 Active 241 DOM
12. 2026-06-01
    days on market $2,395,000 Active 240 DOM
13. 2026-05-31
    days on market $2,395,000 Active 239 DOM
14. 2026-04-04
    price $2,395,000 839-char remark

    Show marketing remark (839 chars)

    RENOVATED POOL/SPA PATH TO WATER/MOORING Welcome to this stunningly renovated four-bedroom, four-bath home - just one block from private beach access, with mooring rights! This single-level home is filled with sunlight and soaring ceilings throughout. You'll love the open layout and the warmth of the huge gas fireplace in the living room, complete with built-ins. The kitchen features handmade white oak cabinetry, and every bathroom has been beautifully appointed. Hardwood oak floors tie the whole space together. Enjoy your very own backyard oasis just outside - a gorgeous 32-by-16 gunite saltwater pool with spa, plus a pool house and outdoor shower. Downstairs, the lower level with egress windows is ready for fun - think ping pong, a playroom, or your own gym - and there's plenty of storage, too. There's even room for a garage.

15. 2026-03-23
    status Active 839-char remark

    Show marketing remark (839 chars)

    RENOVATED POOL/SPA PATH TO WATER/MOORING Welcome to this stunningly renovated four-bedroom, four-bath home - just one block from private beach access, with mooring rights! This single-level home is filled with sunlight and soaring ceilings throughout. You'll love the open layout and the warmth of the huge gas fireplace in the living room, complete with built-ins. The kitchen features handmade white oak cabinetry, and every bathroom has been beautifully appointed. Hardwood oak floors tie the whole space together. Enjoy your very own backyard oasis just outside - a gorgeous 32-by-16 gunite saltwater pool with spa, plus a pool house and outdoor shower. Downstairs, the lower level with egress windows is ready for fun - think ping pong, a playroom, or your own gym - and there's plenty of storage, too. There's even room for a garage.

16. 2026-03-19
    historical 839-char remark

    Show marketing remark (839 chars)

    RENOVATED POOL/SPA PATH TO WATER/MOORING Welcome to this stunningly renovated four-bedroom, four-bath home - just one block from private beach access, with mooring rights! This single-level home is filled with sunlight and soaring ceilings throughout. You'll love the open layout and the warmth of the huge gas fireplace in the living room, complete with built-ins. The kitchen features handmade white oak cabinetry, and every bathroom has been beautifully appointed. Hardwood oak floors tie the whole space together. Enjoy your very own backyard oasis just outside - a gorgeous 32-by-16 gunite saltwater pool with spa, plus a pool house and outdoor shower. Downstairs, the lower level with egress windows is ready for fun - think ping pong, a playroom, or your own gym - and there's plenty of storage, too. There's even room for a garage.

17. 2026-02-16
    price $2,495,000 839-char remark

    Show marketing remark (839 chars)

    RENOVATED POOL/SPA PATH TO WATER/MOORING Welcome to this stunningly renovated four-bedroom, four-bath home - just one block from private beach access, with mooring rights! This single-level home is filled with sunlight and soaring ceilings throughout. You'll love the open layout and the warmth of the huge gas fireplace in the living room, complete with built-ins. The kitchen features handmade white oak cabinetry, and every bathroom has been beautifully appointed. Hardwood oak floors tie the whole space together. Enjoy your very own backyard oasis just outside - a gorgeous 32-by-16 gunite saltwater pool with spa, plus a pool house and outdoor shower. Downstairs, the lower level with egress windows is ready for fun - think ping pong, a playroom, or your own gym - and there's plenty of storage, too. There's even room for a garage.

18. 2025-09-30
    listed $2,695,000 Active 839-char remark

    Show marketing remark (839 chars)

    RENOVATED POOL/SPA PATH TO WATER/MOORING Welcome to this stunningly renovated four-bedroom, four-bath home - just one block from private beach access, with mooring rights! This single-level home is filled with sunlight and soaring ceilings throughout. You'll love the open layout and the warmth of the huge gas fireplace in the living room, complete with built-ins. The kitchen features handmade white oak cabinetry, and every bathroom has been beautifully appointed. Hardwood oak floors tie the whole space together. Enjoy your very own backyard oasis just outside - a gorgeous 32-by-16 gunite saltwater pool with spa, plus a pool house and outdoor shower. Downstairs, the lower level with egress windows is ready for fun - think ping pong, a playroom, or your own gym - and there's plenty of storage, too. There's even room for a garage.

19. 2025-05-27
    soldstatus $1,295,000
20. 2025-05-16
    soldstatus $1,295,000 Closed 1265-char remark

    Show marketing remark (1265 chars)

    Located just outside Sag Harbor Village, this four-bedroom, two-bath cottage offers a peaceful retreat with potential second-floor water views and mooring rights at the end of the street. Built in 1960 and set on a 0.28-acre lot, the home provides classic charm and modern convenience in a desirable location near the water. The main living area features a cozy fireplace, creating a warm and inviting atmosphere, while an enclosed dining porch offers a bright space for meals and gatherings. The primary bedroom allows for easy living, and central air conditioning ensures comfort year-round. An open layout brings in natural light and a coastal feel. The secluded backyard features a large deck, perfect for outdoor dining or quiet relaxation. A full basement provides ample storage or potential for customization. With mooring rights at the end of the street, this property is ideal for those who enjoy boating, kayaking, or paddle boarding. Just minutes from the farm stands, shops, restaurants, and cultural attractions of Sag Harbor and Bridgehampton Villages, this home offers the best of Hamptons living. Whether you're looking for a summer getaway or a year-round residence, this charming cottage presents a unique opportunity with countless possibilities.

21. 2025-04-21
    status Pending 1265-char remark

    Show marketing remark (1265 chars)

    Located just outside Sag Harbor Village, this four-bedroom, two-bath cottage offers a peaceful retreat with potential second-floor water views and mooring rights at the end of the street. Built in 1960 and set on a 0.28-acre lot, the home provides classic charm and modern convenience in a desirable location near the water. The main living area features a cozy fireplace, creating a warm and inviting atmosphere, while an enclosed dining porch offers a bright space for meals and gatherings. The primary bedroom allows for easy living, and central air conditioning ensures comfort year-round. An open layout brings in natural light and a coastal feel. The secluded backyard features a large deck, perfect for outdoor dining or quiet relaxation. A full basement provides ample storage or potential for customization. With mooring rights at the end of the street, this property is ideal for those who enjoy boating, kayaking, or paddle boarding. Just minutes from the farm stands, shops, restaurants, and cultural attractions of Sag Harbor and Bridgehampton Villages, this home offers the best of Hamptons living. Whether you're looking for a summer getaway or a year-round residence, this charming cottage presents a unique opportunity with countless possibilities.

22. 2025-04-08
    listed $1,295,000 Active 1265-char remark

    Show marketing remark (1265 chars)

    Located just outside Sag Harbor Village, this four-bedroom, two-bath cottage offers a peaceful retreat with potential second-floor water views and mooring rights at the end of the street. Built in 1960 and set on a 0.28-acre lot, the home provides classic charm and modern convenience in a desirable location near the water. The main living area features a cozy fireplace, creating a warm and inviting atmosphere, while an enclosed dining porch offers a bright space for meals and gatherings. The primary bedroom allows for easy living, and central air conditioning ensures comfort year-round. An open layout brings in natural light and a coastal feel. The secluded backyard features a large deck, perfect for outdoor dining or quiet relaxation. A full basement provides ample storage or potential for customization. With mooring rights at the end of the street, this property is ideal for those who enjoy boating, kayaking, or paddle boarding. Just minutes from the farm stands, shops, restaurants, and cultural attractions of Sag Harbor and Bridgehampton Villages, this home offers the best of Hamptons living. Whether you're looking for a summer getaway or a year-round residence, this charming cottage presents a unique opportunity with countless possibilities.

23. 1992-06-04
    soldstatus $135,000

ⓘ 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: $5,326 · $444/mo
• Projected year-2 tax: $22,901 · $1,908/mo
• Expected delta: +$17,574/yr (+$1,465/mo · 329.9%)

ⓘ 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 · 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: $328,898
• − Mortgage interest: −$134,157
• − Property taxes: −$5,326
• − Insurance: −$11,975
• − Repairs & maintenance: −$26,312
• − Management: −$26,312
• − Depreciation: −$69,673
• Taxable income: $55,143
• Est. tax owed @ 24.0%: −$13,234
• After-tax cash flow: $78,578/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: Sag Harbor Union Free School District
• NCES district ID: 3625380
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 70% ▲ 7.00%
• Median HH income: $81,547
• Composite: 55.69/100
• National rank: #1222
• State rank: #175 of 590 in NY

Livability — Noyack

• Score: 57/100
• State rank: #1084
• US rank: #21915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Noyack, NY
• County: Suffolk County · 679,920 people
• City population: 8,114
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 8,390
• Household income: $127,746
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 95.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 11% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 5% 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: ▲ 9.19%
• Current HPI: 499.3304
• Rent YoY: ▲ 10.76%
• 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

+1674.1% since first listed

10 events — show timeline

• 2026-04-04 Price Changed $2,395,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $2,495,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Listed $2,695,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-27 Sold (Public Records) $1,295,000 Public Records
• 2025-05-16 Sold (MLS) $1,295,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-04-08 Listed $1,295,000 OneKey® MLS as Distributed by MLS Grid
• 1992-06-04 Sold (Public Records) $135,000 Public Records

Property tax history

+2.2%/yr

Latest (2022): $5,326 · +0.0% YoY. Source: county tax records.