6 Crystal Mews Ln · East Hampton North, NY 11937

$1,795,000

3 bd · 3.5 ba · 2,400 sqft · SingleFamily · 570 Days on market

Built 2024 1,742 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of East Hampton's latest 55+ community, featuring six beautifully crafted colonial-style homes set to be completed in 2024. These residences offer 3 bedrooms and 3.5 baths, each designed with spacious, open layouts and lofty ceilings that enhance the overall sense of grandeur. The living area is anchored by a sleek gas fireplace and seamlessly connects to a gourmet kitchen. Here, you'll find top-of-the-line stainless steel appliances, including a true gas stove, and an extended bar-style countertop perfect for casual meals. The kitchen also provides easy access to a private outdoor patio, ideal for al fresco dining. Each home boasts a luxurious main-floor master suite, fe

Key facts

• Colonial-style homes
• Slate patio
• Gas fireplace

Tags

• COLONIAL-STYLE HOMES
• GAS FIREPLACE
• STAINLESS STEEL APPLIANCES
• PRIVATE OUTDOOR PATIO
• MAIN-FLOOR MASTER SUITE
• SLATE PATIO

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Parking: Attached private parking
• Utilities: Septic tank
• Home design: Townhouse (single-family residence); New construction; Two levels
• Construction: Wood siding and frame construction
• Exterior features: Located on a cul-de-sac; Near public transit; Close to shops

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Master bedroom located downstairs
• Flooring: Hardwood flooring throughout
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning; One fireplace
• Interior features: Primary bedroom on the main level; Six total rooms; Full basement; Attic (see remarks)
• Laundry & utility: Dryer

🏗️ New construction. The $1,795,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $3,127,200.

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $-6k ($-69k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.79M).
• Recommended offer: $1.58M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,013 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• East Hampton Union Free School District (town): math 62% / reading 66% proficiency, ranked #159 of 590 in NY (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John M Marshall Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 548 students, 51% FRL); East Hampton Middle School (math 39% / reading 60%, grade C, #280 of 729 statewide, top 40%, 265 students, 42% FRL); East Hampton High School (math 94% / reading 98%, grade A+, #71 of 1,100 statewide, top 7%, 1,015 students, 40% FRL) — zoned schools average 44% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $20,116/mo this rent would consume 186% of the median local household income ($130k/yr) (locally 896% 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 $22k of loan paydown is wiped out by about $94k 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.

Negotiation context

• It's been on market 570 days — a 12% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $300k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $420k; list at $1.79M implies a 327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $1,579,600 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 570 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.84%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $3,127,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Crystal Mews Ln	0.00mi	3/3.5	2,400 (0%)	0mo	$1,795,000	$748	100
4 Crystal Mews Ln	0.01mi	3/4.0	2,400 (0%)	13mo	$1,750,000	$729	86
10 Lauras Ln	0.39mi	3/4.5	2,123 (-12%)	6mo	$2,850,000	$1,342	54
8 Lauras Ln	0.43mi	4/4.0 (+1)	2,059 (-14%)	5mo	$2,682,000	$1,303	45

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: -24.7%
• Equity multiple: 0.13×
• Total profit: $-764,426
• Equity at exit: $466,276

10-year hold

• IRR: -10.1%
• Equity multiple: 0.26×
• Total profit: $-649,654
• Equity at exit: $270,383

Cash invested: $875,616 (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 11937

• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $20,116 medium
• Mortgage (P&I): −$16,399
• Tax est. 1.5%: −$3,909 /mo · $46,908/yr
• Insurance: −$1,303
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,224
• Net cashflow: $-5,720

Break-even live

Break-even rent $27,356

Max offer price $2,299,537

Occupancy floor —

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: $781,800
• Closing costs: $93,816
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Spring Close Ln East Hampton, NY	4.0	4.5	2200	$25,000	$11.36	1d	1	0.39mi
96 Town Ln East Hampton, NY	3.0	2.0	1800	$25,000	$13.89	24d	1	0.55mi
493 Abrahams Path Amagansett, NY	3.0	2.0	1650	$49,000	$29.70	22d	1	0.96mi
7 Miller Ln W East Hampton, NY	4.0	3.5	2600	$90,000	$34.62	43d	1	1.01mi

Listing history 12 events

1. 2026-04-12
   status Pending
2. 2026-01-07
   status Active
3. 2026-01-01
   historical
4. 2025-05-29
   status Active
5. 2025-05-29
   historical
6. 2025-05-25
   price $1,795,000
7. 2025-05-09
   price $1,825,000
8. 2025-03-22
   price $1,895,000
9. 2024-10-16
   price $1,995,000
10. 2024-09-13
    listed $2,095,000 Active
11. 2024-05-16
    listed $2,095,000 Active
12. 2022-04-13
    soldstatus $420,000

ⓘ 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: $3,791 · $316/mo
• Projected year-2 tax: $17,063 · $1,422/mo
• Expected delta: +$13,272/yr (+$1,106/mo · 350.1%)

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

Taxation est. · year 1

• Rental income: $241,391
• − Mortgage interest: −$175,172
• − Property taxes: −$46,908
• − Insurance: −$15,636
• − Repairs & maintenance: −$19,311
• − Management: −$19,311
• − Depreciation: −$90,973
• Taxable loss: −$125,920
• Est. tax savings @ 24.0%: +$30,221
• After-tax cash flow: $-38,417/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: East Hampton Union Free School District
• NCES district ID: 3609660
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $86,309
• Composite: 57.85/100
• National rank: #1046
• State rank: #159 of 590 in NY

Livability — East Hampton North

• Score: 59/100
• State rank: #1013
• US rank: #19706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hampton North, NY
• County: Suffolk County · 679,920 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 21,882
• Household income: $129,883
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 896.0

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 (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 23% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Italian 2%
• Foreign-born: 25% · Canada, Guatemala, Jamaica
• Languages at home: 68% English-only · Spanish 28% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -285.21%
• Current HPI: 444.1499
• Rent YoY: ▲ 12.28%
• 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

+327.4% since first listed

12 events — show timeline

• 2026-04-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-25 Price Changed $1,795,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $1,825,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-22 Price Changed $1,895,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-16 Price Changed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-13 Listed $2,095,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-16 Listed $2,095,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-13 Sold (Public Records) $420,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $3,791 · +0.0% YoY. Source: county tax records.