17 Cove View Rd · North Haven, NY 11963

$1,775,000

3 bd · 2.5 ba · 1,687 sqft · SingleFamily public records · 130 Days on market

Built 2007 0.51 ac lot $1052/sqft · at area comps Est $1794k · at est. ↓ 29% since listing

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Why this score? — see what drove the A- 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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• 1% rule +8.3/10.0
• ARV discount +8.0/15.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Also known as Cove Road. Rare opportunity to own this immaculately maintained 1687sqft solid built single story home with a 1600+/- sqft basement with appx 8' ceilings AND a huge 2 car attached garage all on a (.51+/-) lot with room for expansion/pool or start from scratch on a quiet serene neighborhood street 'oh so close" to Short Beach and Sag Harbor Cove. IMAGINE THE POSSIBILITIES! The home features plenty of space with a large formal living room and connected den adjacent to an eat-in kitchen with stainless appliances and a lovely separate dining room. There are three bedrooms including a primary with ensuite bath, two guest bedrooms and full guest bath as well as a large half bath/powder with laundry on the main floor. Move right in and contemplate your options all while being a short 1.5 miles straight shot with sidewalks/bike paths to the center of Sag Harbor Village District (can you say Grindstone Donuts) and 1000ft+/- from Short Beach (or Long Beach) sunsets!

Key facts

• 1600 sqft basement
• Room for expansion
• 0.51 acre lot

Tags

• SOLID BUILT SINGLE STORY HOME
• 1600 SQFT BASEMENT
• HUGE 2 CAR ATTACHED GARAGE
• ROOM FOR EXPANSION
• SHORT DISTANCE TO SHORT BEACH
• LARGE FORMAL LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.77M.

Deal economics

• At list price, monthly cash flow is $6k ($77k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.77M).
• Recommended offer: $1.56M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#978 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute D-, cost of living 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $23,681/mo this rent would consume 222% of the median local household income ($128k/yr) (locally 95% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $175k of equity ($12k loan paydown + $163k 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 $497k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$281k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($1.56M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $325k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $1,562,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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. 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: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $1,793,936
• List price: $1,775,000
• Delta: -1.06%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Payne Ave	0.27mi	4/3.0 (+1)	1,845 (+9%)	18mo	$1,945,125	$1,054	50
14 Wild Cherry Ln	0.38mi	4/3.0 (+1)	1,836 (+9%)	22mo	$2,195,000	$1,196	42

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: 36.9%
• Equity multiple: 3.83×
• Total profit: $1,404,525
• Equity at exit: $1,494,869

10-year hold

• IRR: 34.2%
• Equity multiple: 9.26×
• Total profit: $4,102,926
• Equity at exit: $3,118,949

Cash invested: $497,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $23,681 medium
• Mortgage (P&I): −$9,308
• Tax est. 1.5%: −$2,219 /mo · $26,625/yr
• Insurance: −$740
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,973
• Net cashflow: $6,441

Break-even live

Break-even rent $15,527

Max offer price $1,775,000

Occupancy floor 68%

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: $443,750
• Closing costs: $53,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Payne Ave Sag Harbor, NY	3.0	3.0	1800	$25,000	$13.89	44d	1	0.26mi
47 Cliff Dr Sag Harbor, NY	3.0	2.0	1360	$8,000	$5.88	18d	1	0.57mi
68 W Water St Sag Harbor, NY	3.0	2.0	1740	$40,000	$22.99	43d	1	0.84mi

Listing history 6 events

1. 2026-05-16
   status Pending 989-char remark

   Show marketing remark (989 chars)

   Also known as Cove Road. Rare opportunity to own this immaculately maintained 1687sqft solid built single story home with a 1600+/- sqft basement with appx 8' ceilings AND a huge 2 car attached garage all on a (.51+/-) lot with room for expansion/pool or start from scratch on a quiet serene neighborhood street 'oh so close" to Short Beach and Sag Harbor Cove. IMAGINE THE POSSIBILITIES! The home features plenty of space with a large formal living room and connected den adjacent to an eat-in kitchen with stainless appliances and a lovely separate dining room. There are three bedrooms including a primary with ensuite bath, two guest bedrooms and full guest bath as well as a large half bath/powder with laundry on the main floor. Move right in and contemplate your options all while being a short 1.5 miles straight shot with sidewalks/bike paths to the center of Sag Harbor Village District (can you say Grindstone Donuts) and 1000ft+/- from Short Beach (or Long Beach) sunsets!

2. 2026-04-24
   price $1,775,000 989-char remark

   Show marketing remark (989 chars)

   Also known as Cove Road. Rare opportunity to own this immaculately maintained 1687sqft solid built single story home with a 1600+/- sqft basement with appx 8' ceilings AND a huge 2 car attached garage all on a (.51+/-) lot with room for expansion/pool or start from scratch on a quiet serene neighborhood street 'oh so close" to Short Beach and Sag Harbor Cove. IMAGINE THE POSSIBILITIES! The home features plenty of space with a large formal living room and connected den adjacent to an eat-in kitchen with stainless appliances and a lovely separate dining room. There are three bedrooms including a primary with ensuite bath, two guest bedrooms and full guest bath as well as a large half bath/powder with laundry on the main floor. Move right in and contemplate your options all while being a short 1.5 miles straight shot with sidewalks/bike paths to the center of Sag Harbor Village District (can you say Grindstone Donuts) and 1000ft+/- from Short Beach (or Long Beach) sunsets!

3. 2026-03-20
   price $1,950,000 989-char remark

   Show marketing remark (989 chars)

   Also known as Cove Road. Rare opportunity to own this immaculately maintained 1687sqft solid built single story home with a 1600+/- sqft basement with appx 8' ceilings AND a huge 2 car attached garage all on a (.51+/-) lot with room for expansion/pool or start from scratch on a quiet serene neighborhood street 'oh so close" to Short Beach and Sag Harbor Cove. IMAGINE THE POSSIBILITIES! The home features plenty of space with a large formal living room and connected den adjacent to an eat-in kitchen with stainless appliances and a lovely separate dining room. There are three bedrooms including a primary with ensuite bath, two guest bedrooms and full guest bath as well as a large half bath/powder with laundry on the main floor. Move right in and contemplate your options all while being a short 1.5 miles straight shot with sidewalks/bike paths to the center of Sag Harbor Village District (can you say Grindstone Donuts) and 1000ft+/- from Short Beach (or Long Beach) sunsets!

4. 2026-01-05
   listed $2,100,000 Active 989-char remark

   Show marketing remark (989 chars)

   Also known as Cove Road. Rare opportunity to own this immaculately maintained 1687sqft solid built single story home with a 1600+/- sqft basement with appx 8' ceilings AND a huge 2 car attached garage all on a (.51+/-) lot with room for expansion/pool or start from scratch on a quiet serene neighborhood street 'oh so close" to Short Beach and Sag Harbor Cove. IMAGINE THE POSSIBILITIES! The home features plenty of space with a large formal living room and connected den adjacent to an eat-in kitchen with stainless appliances and a lovely separate dining room. There are three bedrooms including a primary with ensuite bath, two guest bedrooms and full guest bath as well as a large half bath/powder with laundry on the main floor. Move right in and contemplate your options all while being a short 1.5 miles straight shot with sidewalks/bike paths to the center of Sag Harbor Village District (can you say Grindstone Donuts) and 1000ft+/- from Short Beach (or Long Beach) sunsets!

5. 2025-06-11
   historical
6. 2025-02-11
   listed $2,495,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $284,171
• − Mortgage interest: −$99,428
• − Property taxes: −$26,625
• − Insurance: −$8,875
• − Repairs & maintenance: −$22,734
• − Management: −$22,734
• − Depreciation: −$51,636
• Taxable income: $52,139
• Est. tax owed @ 24.0%: −$12,513
• After-tax cash flow: $64,782/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 — North Haven

• Score: 60/100
• State rank: #978
• US rank: #19137

Category grades

Amenities F Commute D- 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: North Haven, NY
• County: Suffolk County · 679,920 people
• 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

-28.9% since first listed

6 events — show timeline

• 2026-05-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $1,775,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $1,950,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Listed $2,100,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-11 Listed $2,495,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-11.5%/yr

Latest (2025): $658 · +6.5% YoY. Source: county tax records.