15 Indian Hill Rd · East Hampton North, NY 11937

$1,695,000

2 bd · 2.0 ba · 1,500 sqft · SingleFamily · 2 Days on market

Built 1947 6,534 sqft lot Est $1965k · 14% under

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Why this score? — see what drove the C+ 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 +21.7/30.0
• ARV discount +13.7/15.0
• DSCR +6.9/10.0
• Schools +5.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

An updated residence in a premier Village location, 15 Indian Hill is a fully reimagined 1947 East Hampton cottage. The home features a brand-new kitchen, 2 fully renovated bathrooms, hardwood and ceramic tile floors, a new on-demand hot water system, all-new mechanicals, and new plumbing throughout. Truly move-in ready. The thoughtful layout offers 2 bedrooms, 2 full baths, an open kitchen, wood stove, full finished basement, attached garage, and a private deck. The location is unmatched, moments from world-class dining, boutique shopping, and ocean beaches; the very best of the East End is right outside your door. The lot is pool-capable, a significant advantage in this market. Architectu

Key facts

• Private deck
• New plumbing
• Brand new kitchen

Tags

• BRAND NEW KITCHEN
• FULLY RENOVATED BATHROOMS
• NEW ON DEMAND HOT WATER SYSTEM
• ALL NEW MECHANICALS
• NEW PLUMBING
• PRIVATE DECK

Property features AI

Exterior

• Parking: Driveway parking; 1-car garage; Has garage
• Utilities: Septic tank; Natural gas available
• Home design: Single family residence; Living area reported from plans
• Construction: Shingle siding construction; Property condition: actual
• Exterior features: Shingle siding; Not waterfront; No additional parcels

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Finished partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.62M (4.4% below list).
• Recommended offer: $1.62M (4.4% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $16,201/mo this rent would consume 150% 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 $12k of loan paydown is wiped out by about $51k 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 $475k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $925k; list at $1.70M implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,620,100 (4.4% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $1,965,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Three Mile Harbor Rd	0.75mi	2/2.0	1,500 (0%)	18mo	$1,475,000	$983	50
21 Dominy Ct	0.60mi	3/2.0 (+1)	1,680 (+12%)	11mo	$2,200,000	$1,310	38

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-22,850
• Equity at exit: $252,730

10-year hold

• IRR: 12.8%
• Equity multiple: 2.23×
• Total profit: $581,849
• Equity at exit: $146,553

Cash invested: $474,600 (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 11937

• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $16,201 medium
• Mortgage (P&I): −$8,889
• Tax from tax record: −$583 /mo · $7,001/yr
• Insurance: −$706
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,402
• Net cashflow: $2,620

Break-even live

Break-even rent $12,884

Max offer price $1,695,000

Occupancy floor 79%

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Town Ln East Hampton, NY	3.0	2.0	1800	$25,000	$13.89	24d	1	0.60mi
17 Joshua Edwards Ct East Hampton, NY	3.0	2.0	1800	$40,000	$22.22	43d	1	0.75mi
72 Long Ln East Hampton, NY	3.0	2.5	2000	$5,000	$2.50	18d	1	1.05mi
23 Wooded Oak Ln East Hampton, NY	3.0	2.0	1560	$25,000	$16.03	43d	1	1.10mi
6 Toilsome Ln East Hampton, NY	3.0	3.0	2000	$20,000	$10.00	43d	1	1.10mi
319 Three Mile Harbor Rd East Hampton, NY	2.0	1.0	1100	$5,500	$5.00	1d	1	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $1,695,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $1,695,000 Active 1 DOM

ⓘ 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: $7,001 · $583/mo
• Projected year-2 tax: $17,823 · $1,485/mo
• Expected delta: +$10,822/yr (+$902/mo · 154.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 20 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: $194,412
• − Mortgage interest: −$94,946
• − Property taxes: −$7,001
• − Insurance: −$8,475
• − Repairs & maintenance: −$15,553
• − Management: −$15,553
• − Depreciation: −$49,309
• Taxable income: $3,575
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $30,587/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

+2411.1% since first listed

3 events — show timeline

• 2026-06-16 Listed $1,695,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-21 Sold (Public Records) $925,000 Public Records
• 1995-03-13 Sold (Public Records) $67,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $7,001 · +0.0% YoY. Source: county tax records.