1270 Skunk Ln · Cutchogue, NY 11935

$1,565,000

4 bd · 2.5 ba · 2,400 sqft · SingleFamily · 37 Days on market

Built 1926 0.40 ac lot $652/sqft · 21% above area Est $1294k · 21% over

---

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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• 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 MLS

The meticulous renovation of 1270 Skunk perfectly celebrates the homes farmhouse roots with a modern overhaul for stylish, contemporary living. The house sits on a beautiful and private shy half acre with extensive landscaping and ample room for a pool and more. Upon completion in 2017, the project resulted in a brand new and expanded home with 4 beds, 2.5 baths, and a flexible floor plan ideal for entertaining. A large wrap around front porch sets the tone for indoor/outdoor living and one of the North Fork's most beloved beaches is just a minute down the road. Don't miss the opportunity to view this special North Fork escape., Additional information: Appearance:Mint,Interior Features:Lr/Dr,Separate Hotwater Heater:Yes

Key facts

• Flexible floor plan
• 0.4 acre lot
• Garage

Tags

• COMPREHENSIVE RENOVATION
• BEAUTIFULLY LANDSCAPED
• PRIVATE SHY HALF-ACRE
• AMPLE ROOM FOR A POOL
• FLEXIBLE FLOOR PLAN
• WRAPAROUND FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage; Driveway
• Utilities: Electricity connected; Natural gas connected; Water connected; Septic tank
• Home design: Single family residence; Two levels
• Construction: Concrete perimeter foundation
• Exterior features: Frame construction; Fenced (partial); Front and rear sprinklers; Garage(s) on property

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Primary bathroom; Patio, porch and screened porch; Partial unfinished attic; Partial unfinished basement
• Laundry & utility: Laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $1.56M.

Deal economics

• At list price, monthly cash flow is $6k ($70k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.56M).
• Recommended offer: $1.52M (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 7.5% 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: 50 active listings in the ZIP; 5 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 $167k of equity ($11k loan paydown + $156k 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 $438k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$269k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($1.52M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $1,518,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $1,293,599
• List price: $1,565,000
• Delta: 20.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36020 Main Rd	0.20mi	4/2.0	2,286 (-5%)	7mo	$925,000	$405	75
350 Skunk Ln	0.17mi	4/4.0	2,600 (+8%)	10mo	$1,530,000	$588	64
735 Deerfoot Path	0.54mi	3/2.5 (-1)	2,200 (-8%)	2mo	$1,099,000	$500	54
1545 Indian Neck Ln	0.69mi	3/3.0 (-1)	2,300 (-4%)	10mo	$1,155,000	$502	45
5055 Skunk Ln	0.73mi	3/2.5 (-1)	2,360 (-2%)	20mo	$975,000	$413	42
600 Harbor Ln	0.74mi	4/3.0	2,589 (+8%)	21mo	$970,000	$375	33

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: 36.1%
• Equity multiple: 3.79×
• Total profit: $1,223,954
• Equity at exit: $1,409,876

10-year hold

• IRR: 31.1%
• Equity multiple: 8.56×
• Total profit: $3,311,423
• Equity at exit: $3,040,451

Cash invested: $438,200 (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: 50
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $19,953 high
• Mortgage (P&I): −$8,207
• Tax from tax record: −$1,010 /mo · $12,116/yr
• Insurance: −$652
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,190
• Net cashflow: $5,839

Break-even live

Break-even rent $12,562

Max offer price $1,565,000

Occupancy floor 66%

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: $391,250
• Closing costs: $46,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Moose Trl Cutchogue, NY	4.0	2.0	2600	$20,000	$7.69	43d	1	0.63mi
250 Pine Tree Ct Cutchogue, NY	4.0	3.5	2800	$32,500	$11.61	43d	1	0.66mi
1600 Pine Tree Rd Cutchogue, NY	3.0	2.0	2012	$10,000	$4.97	43d	1	0.71mi
530 Stillwater Ave Cutchogue, NY	3.0	2.5	1800	$15,000	$8.33	43d	1	1.12mi
1685 Peconic Ln Peconic, NY	3.0	3.0	3100	$18,000	$5.81	43d	1	1.25mi

Listing history 25 events

1. 2026-06-18
   days on market $1,565,000 Active 37 DOM
2. 2026-06-17
   days on market $1,565,000 Active 36 DOM
3. 2026-06-16
   days on market $1,565,000 Active 35 DOM
4. 2026-06-15
   days on market $1,565,000 Active 34 DOM
5. 2026-06-13
   days on market $1,565,000 Active 32 DOM
6. 2026-06-12
   days on market $1,565,000 Active 31 DOM
7. 2026-06-09
   days on market $1,565,000 Active 28 DOM
8. 2026-06-08
   days on market $1,565,000 Active 27 DOM
9. 2026-06-07
   days on market $1,565,000 Active 26 DOM
10. 2026-06-04
    days on market $1,565,000 Active 22 DOM
11. 2026-06-02
    days on market $1,565,000 Active 21 DOM
12. 2026-06-01
    days on market $1,565,000 Active 20 DOM
13. 2026-05-31
    days on market $1,565,000 Active 19 DOM
14. 2026-05-11
    listed $1,565,000 Active 855-char remark
15. 2022-11-01
    soldstatus $1,536,000
16. 2022-07-18
    soldstatus $1,536,000 Closed 730-char remark

    Show marketing remark (730 chars)

    The meticulous renovation of 1270 Skunk perfectly celebrates the homes farmhouse roots with a modern overhaul for stylish, contemporary living. The house sits on a beautiful and private shy half acre with extensive landscaping and ample room for a pool and more. Upon completion in 2017, the project resulted in a brand new and expanded home with 4 beds, 2.5 baths, and a flexible floor plan ideal for entertaining. A large wrap around front porch sets the tone for indoor/outdoor living and one of the North Fork's most beloved beaches is just a minute down the road. Don't miss the opportunity to view this special North Fork escape., Additional information: Appearance:Mint,Interior Features:Lr/Dr,Separate Hotwater Heater:Yes

17. 2022-05-16
    status Pending 730-char remark

    Show marketing remark (730 chars)

    The meticulous renovation of 1270 Skunk perfectly celebrates the homes farmhouse roots with a modern overhaul for stylish, contemporary living. The house sits on a beautiful and private shy half acre with extensive landscaping and ample room for a pool and more. Upon completion in 2017, the project resulted in a brand new and expanded home with 4 beds, 2.5 baths, and a flexible floor plan ideal for entertaining. A large wrap around front porch sets the tone for indoor/outdoor living and one of the North Fork's most beloved beaches is just a minute down the road. Don't miss the opportunity to view this special North Fork escape., Additional information: Appearance:Mint,Interior Features:Lr/Dr,Separate Hotwater Heater:Yes

18. 2022-05-01
    listed $1,400,000 Active 730-char remark

    Show marketing remark (730 chars)

    The meticulous renovation of 1270 Skunk perfectly celebrates the homes farmhouse roots with a modern overhaul for stylish, contemporary living. The house sits on a beautiful and private shy half acre with extensive landscaping and ample room for a pool and more. Upon completion in 2017, the project resulted in a brand new and expanded home with 4 beds, 2.5 baths, and a flexible floor plan ideal for entertaining. A large wrap around front porch sets the tone for indoor/outdoor living and one of the North Fork's most beloved beaches is just a minute down the road. Don't miss the opportunity to view this special North Fork escape., Additional information: Appearance:Mint,Interior Features:Lr/Dr,Separate Hotwater Heater:Yes

19. 2022-04-24
    historical $1,400,000 730-char remark

    Show marketing remark (730 chars)

    The meticulous renovation of 1270 Skunk perfectly celebrates the homes farmhouse roots with a modern overhaul for stylish, contemporary living. The house sits on a beautiful and private shy half acre with extensive landscaping and ample room for a pool and more. Upon completion in 2017, the project resulted in a brand new and expanded home with 4 beds, 2.5 baths, and a flexible floor plan ideal for entertaining. A large wrap around front porch sets the tone for indoor/outdoor living and one of the North Fork's most beloved beaches is just a minute down the road. Don't miss the opportunity to view this special North Fork escape., Additional information: Appearance:Mint,Interior Features:Lr/Dr,Separate Hotwater Heater:Yes

20. 2016-10-21
    soldstatus $366,000
21. 2016-09-21
    soldstatus $366,000

    Show marketing remark (256 chars)

    Quintessential North Fork Farmhouse With 3 Bedrooms, 1 Bath, & Wrap Around Covered Porch, In A Prime Cutchogue Location Close To Nassau Point Park And Beach And Award Winning Wineries., Additional information: Appearance:Fair,Separate Hotwater Heater:Y

22. 2016-09-21
    soldstatus $366,000 Closed

    Show marketing remark (256 chars)

    Quintessential North Fork Farmhouse With 3 Bedrooms, 1 Bath, & Wrap Around Covered Porch, In A Prime Cutchogue Location Close To Nassau Point Park And Beach And Award Winning Wineries., Additional information: Appearance:Fair,Separate Hotwater Heater:Y

23. 2016-08-10
    status Under Contract
24. 2016-07-29
    listed $360,000 New

    Show marketing remark (256 chars)

    Quintessential North Fork Farmhouse With 3 Bedrooms, 1 Bath, & Wrap Around Covered Porch, In A Prime Cutchogue Location Close To Nassau Point Park And Beach And Award Winning Wineries., Additional information: Appearance:Fair,Separate Hotwater Heater:Y

25. 2016-07-29
    listed $360,000

    Show marketing remark (256 chars)

    Quintessential North Fork Farmhouse With 3 Bedrooms, 1 Bath, & Wrap Around Covered Porch, In A Prime Cutchogue Location Close To Nassau Point Park And Beach And Award Winning Wineries., Additional information: Appearance:Fair,Separate Hotwater Heater:Y

ⓘ 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: $12,116 · $1,010/mo
• Projected year-2 tax: $19,282 · $1,607/mo
• Expected delta: +$7,166/yr (+$597/mo · 59.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $239,436
• − Mortgage interest: −$87,664
• − Property taxes: −$12,116
• − Insurance: −$8,492
• − Repairs & maintenance: −$19,155
• − Management: −$19,155
• − Depreciation: −$45,527
• Taxable income: $47,327
• Est. tax owed @ 24.0%: −$11,358
• After-tax cash flow: $58,704/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

+334.7% since first listed

12 events — show timeline

• 2026-05-11 Listed $1,565,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-01 Sold (Public Records) $1,536,000 Public Records
• 2022-07-18 Sold (MLS) $1,536,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-05-01 Listed $1,400,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-24 Coming Soon $1,400,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-21 Sold (Public Records) $366,000 Public Records
• 2016-09-21 Sold (MLS) $366,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-21 Sold (MLS) $366,000 MLSLI
• 2016-08-10 Pending — MLSLI
• 2016-07-29 Listed $360,000 MLSLI
• 2016-07-29 Listed $360,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+20.3%/yr

Latest (2025): $12,116 · +0.0% YoY. Source: county tax records.