20 Stratton Sq · East Hampton, NY 11937

$2,500,000

4 bd · 2.0 ba · 1,700 sqft · SingleFamily · 171 Days on market

Built 1980 8,712 sqft lot $1471/sqft · at area comps Est $2625k · at est.

---

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 +22.0/30.0
• ARV discount +9.6/15.0
• DSCR +7.0/10.0
• Schools +5.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Right in the heart of East Hampton Village, this inviting four bedroom, two bath shingled home is beautifully renovated. Pristine white interiors are filled with light and space, and wood floors add a note of warmth. The open plan living areas have high, vaulted ceilings and generous windows. The well-designed eat-in kitchen offers Carrera marble countertops, a large center island with seating and storage, Wolf stove , Sub Zero refrigerator, farmhouse sink, and all-white cabinetry. There's also a formal dining area, living room and fourth bedroom that could serve as a den/family room that opens up with pocket doors to the main living area. The Primary bedroom suite with a vaulted ceiling has a luxurious marble bath with glass-enclosed shower and tiled floor. Outdoors, relax on the spacious patio with brand new heated Gunite pool and enjoy the beautifully landscaped property with perimeter screen plantings, verdant lawn, evergreen shrubs, and hydrangeas lining the back yard. Conveniently located just off Newtown Lane with its restaurants, shops and galleries, and close to ocean beaches.

Key facts

• Renovated
• Large center island
• Eat-in kitchen

Tags

• RENOVATED
• EAT-IN KITCHEN
• CARRERA MARBLE COUNTERTOPS
• LARGE CENTER ISLAND
• WOLF STOVE
• SUB ZERO REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $4k ($48k/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 $2.35M (6.1% below list).
• Recommended offer: $2.20M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#659 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools A-; Watch: commute D, amenities 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.
• Market conditions: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $23,483/mo this rent would consume 217% 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 $17k of loan paydown is wiped out by about $75k 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 $700k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($2.20M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $200k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.20M; list at $2.50M implies a 108% gain — meaningful room to come down on a strong offer.

Recommended offer $2,200,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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. Schools are A-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?
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: 0.94% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (median comp): $2,625,000
• List price: $2,500,000
• Delta: -4.76%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Newtown Ln	0.17mi	4/2.0	1,700 (0%)	10mo	$2,908,501	$1,711	84

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-29,151
• Equity at exit: $372,758

10-year hold

• IRR: 12.8%
• Equity multiple: 2.23×
• Total profit: $860,134
• Equity at exit: $216,154

Cash invested: $700,000 (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 11937

• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $23,483 medium
• Mortgage (P&I): −$13,110
• Tax from tax record: −$425 /mo · $5,096/yr
• Insurance: −$1,042
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,931
• Net cashflow: $3,975

Break-even live

Break-even rent $18,451

Max offer price $2,500,000

Occupancy floor 78%

Sensitivity live

Price	-10% $5,390	-5% $4,682	+0% $3,975	+5% $411	+10% $-453
Rent	-10% $2,120	-5% $3,047	+0% $3,975	+5% $4,902	+10% $5,830
Rate	-1.0pp $5,234	-0.5pp $4,611	base $3,975	+0.5pp $3,327	+1.0pp $2,668

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: $625,000
• Closing costs: $75,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Stratton Sq East Hampton, NY	4.0	4.0	2200	$15,000	$6.82	20d	1	0.03mi
6 Toilsome Ln East Hampton, NY	3.0	3.0	2000	$20,000	$10.00	45d	1	0.14mi
72 Long Ln East Hampton, NY	3.0	2.5	2000	$5,000	$2.50	20d	1	0.49mi
20 Cutter Ct East Hampton, NY	4.0	3.0	2100	$40,000	$19.05	45d	1	0.88mi
23 Wooded Oak Ln East Hampton, NY	3.0	2.0	1560	$25,000	$16.03	45d	1	1.38mi
17 Joshua Edwards Ct East Hampton, NY	3.0	2.0	1800	$40,000	$22.22	45d	1	1.42mi
61 Huckleberry Ln East Hampton, NY	4.0	3.5	1800	$45,000	$25.00	45d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $2,500,000 Active 171 DOM
2. 2026-06-18
   days on market $2,500,000 Active 168 DOM
3. 2026-06-17
   days on market $2,500,000 Active 167 DOM
4. 2026-06-16
   days on market $2,500,000 Active 166 DOM
5. 2026-06-15
   days on market $2,500,000 Active 165 DOM
6. 2026-06-13
   days on market $2,500,000 Active 163 DOM
7. 2026-06-13
   days on market $2,500,000 Active 162 DOM
8. 2026-06-09
   days on market $2,500,000 Active 159 DOM
9. 2026-06-08
   days on market $2,500,000 Active 158 DOM
10. 2026-06-07
    days on market $2,500,000 Active 157 DOM
11. 2026-06-04
    days on market $2,500,000 Active 154 DOM
12. 2026-06-03
    days on market $2,500,000 Active 153 DOM
13. 2026-06-02
    days on market $2,500,000 Active 152 DOM
14. 2026-06-01
    days on market $2,500,000 Active 151 DOM
15. 2026-05-31
    days on market $2,500,000 Active 150 DOM
16. 2026-04-02
    status Active 1103-char remark

    Show marketing remark (1103 chars)

    Right in the heart of East Hampton Village, this inviting four bedroom, two bath shingled home is beautifully renovated. Pristine white interiors are filled with light and space, and wood floors add a note of warmth. The open plan living areas have high, vaulted ceilings and generous windows. The well-designed eat-in kitchen offers Carrera marble countertops, a large center island with seating and storage, Wolf stove , Sub Zero refrigerator, farmhouse sink, and all-white cabinetry. There's also a formal dining area, living room and fourth bedroom that could serve as a den/family room that opens up with pocket doors to the main living area. The Primary bedroom suite with a vaulted ceiling has a luxurious marble bath with glass-enclosed shower and tiled floor. Outdoors, relax on the spacious patio with brand new heated Gunite pool and enjoy the beautifully landscaped property with perimeter screen plantings, verdant lawn, evergreen shrubs, and hydrangeas lining the back yard. Conveniently located just off Newtown Lane with its restaurants, shops and galleries, and close to ocean beaches.

17. 2026-04-02
    price $2,500,000 1103-char remark

    Show marketing remark (1103 chars)

    Right in the heart of East Hampton Village, this inviting four bedroom, two bath shingled home is beautifully renovated. Pristine white interiors are filled with light and space, and wood floors add a note of warmth. The open plan living areas have high, vaulted ceilings and generous windows. The well-designed eat-in kitchen offers Carrera marble countertops, a large center island with seating and storage, Wolf stove , Sub Zero refrigerator, farmhouse sink, and all-white cabinetry. There's also a formal dining area, living room and fourth bedroom that could serve as a den/family room that opens up with pocket doors to the main living area. The Primary bedroom suite with a vaulted ceiling has a luxurious marble bath with glass-enclosed shower and tiled floor. Outdoors, relax on the spacious patio with brand new heated Gunite pool and enjoy the beautifully landscaped property with perimeter screen plantings, verdant lawn, evergreen shrubs, and hydrangeas lining the back yard. Conveniently located just off Newtown Lane with its restaurants, shops and galleries, and close to ocean beaches.

18. 2025-07-24
    price $2,595,000 1103-char remark

    Show marketing remark (1103 chars)

    Right in the heart of East Hampton Village, this inviting four bedroom, two bath shingled home is beautifully renovated. Pristine white interiors are filled with light and space, and wood floors add a note of warmth. The open plan living areas have high, vaulted ceilings and generous windows. The well-designed eat-in kitchen offers Carrera marble countertops, a large center island with seating and storage, Wolf stove , Sub Zero refrigerator, farmhouse sink, and all-white cabinetry. There's also a formal dining area, living room and fourth bedroom that could serve as a den/family room that opens up with pocket doors to the main living area. The Primary bedroom suite with a vaulted ceiling has a luxurious marble bath with glass-enclosed shower and tiled floor. Outdoors, relax on the spacious patio with brand new heated Gunite pool and enjoy the beautifully landscaped property with perimeter screen plantings, verdant lawn, evergreen shrubs, and hydrangeas lining the back yard. Conveniently located just off Newtown Lane with its restaurants, shops and galleries, and close to ocean beaches.

19. 2025-07-03
    listed $2,700,000 Active 1103-char remark

    Show marketing remark (1103 chars)

    Right in the heart of East Hampton Village, this inviting four bedroom, two bath shingled home is beautifully renovated. Pristine white interiors are filled with light and space, and wood floors add a note of warmth. The open plan living areas have high, vaulted ceilings and generous windows. The well-designed eat-in kitchen offers Carrera marble countertops, a large center island with seating and storage, Wolf stove , Sub Zero refrigerator, farmhouse sink, and all-white cabinetry. There's also a formal dining area, living room and fourth bedroom that could serve as a den/family room that opens up with pocket doors to the main living area. The Primary bedroom suite with a vaulted ceiling has a luxurious marble bath with glass-enclosed shower and tiled floor. Outdoors, relax on the spacious patio with brand new heated Gunite pool and enjoy the beautifully landscaped property with perimeter screen plantings, verdant lawn, evergreen shrubs, and hydrangeas lining the back yard. Conveniently located just off Newtown Lane with its restaurants, shops and galleries, and close to ocean beaches.

20. 2017-01-09
    soldstatus $1,200,000
21. 2014-03-19
    soldstatus $775,000
22. 2003-01-11
    soldstatus $450,000

ⓘ 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: $5,096 · $425/mo
• Projected year-2 tax: $23,673 · $1,973/mo
• Expected delta: +$18,577/yr (+$1,548/mo · 364.5%)

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

Taxation est. · year 1

• Rental income: $281,794
• − Mortgage interest: −$140,039
• − Property taxes: −$5,096
• − Insurance: −$12,500
• − Repairs & maintenance: −$22,544
• − Management: −$22,544
• − Depreciation: −$72,727
• Taxable income: $6,345
• Est. tax owed @ 24.0%: −$1,523
• After-tax cash flow: $46,175/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

• Score: 66/100
• State rank: #659
• US rank: #12300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hampton, NY
• County: Suffolk County · 679,920 people
• City population: 21,882
• 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

+455.6% since first listed

7 events — show timeline

• 2026-04-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $2,500,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $2,595,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-03 Listed $2,700,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-09 Sold (Public Records) $1,200,000 Public Records
• 2014-03-19 Sold (Public Records) $775,000 Public Records
• 2003-01-11 Sold (Public Records) $450,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $5,096 · +0.0% YoY. Source: county tax records.