94 Hands Creek Rd · Northwest Harbor, NY 11937

$1,899,000

4 bd · 3.0 ba · 1,758 sqft · SingleFamily · 358 Days on market

Built 1964 0.43 ac lot $1080/sqft · at area comps Est $1824k · at est.

---

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
• 1% rule +7.3/10.0
• Schools +5.8/10.0
• ARV discount +5.6/15.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Effortlessly stylish and perfectly located, this four-bedroom, three-bath modern Hamptons home offers the ultimate East End escape—just minutes to East Hampton Village and pristine ocean beaches. Set behind a private driveway framed by boxwoods, the home opens to an airy, open concept living space with a beamed cathedral ceiling and an operable skylight that brings in incredible natural light. A sleek chef’s kitchen is outfitted with premium stainless-steel appliances, including a Bosch refrigerator and dishwasher, dual-fuel range, and LG washer/dryer. The adjacent dining area features custom designed floor-to-ceiling bookshelves. Three main-level bedrooms share two beautifully appointed baths, with Thassos marble and glass tile finishes. Downstairs, a finished lower level (included in the total square footage) offers versatile space for a gym, media lounge, or guest suite—complete with a second primary bedroom and full bath. Out back, the private yard is designed for summer living with an 18x48 heated saltwater pool, lush lawn, fruit trees, and garden beds. Entertain with ease at the fully equipped outdoor kitchen, complete with a refrigerator, grill, hot/cold sink, and electric awning for shaded dining. Built-in audio, an outdoor TV, and multiple lounge zones complete the experience. Upgraded throughout, the home includes a Navien three-zone HVAC system with instant hot water, nitrogen septic system for six bedrooms, smart locks, security system, 240V EV charger, and fiber-optic internet. This is a true turn-key retreat in the Hamptons most desirable locations.

Key facts

• Motorized skylight
• Boxwood-lined drive
• Chef's kitchen

Tags

• EAST HAMPTON LOCATION
• BOXWOOD-LINED DRIVE
• MOTORIZED SKYLIGHT
• CHEF'S KITCHEN
• TOP-TIER STAINLESS APPLIANCES
• FLOOR-TO-CEILING BOOKSHELVES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $7k ($87k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.90M).
• Recommended offer: $1.67M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 7.8% in Northwest Harbor — 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 60/100 on livability (#1,007 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: schools D+, amenities F, commute 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $23,426/mo this rent would consume 216% 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 $13k of loan paydown is wiped out by about $57k 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 $532k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 2134% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $830k; list at $1.90M implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,671,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.23% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.41%
• DSCR: 1.73
• GRM: 6.8

CMA / ARV

• ARV (median comp): $1,823,692
• List price: $1,899,000
• Delta: 4.13%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Wooded Oak Ln	0.32mi	3/2.5 (-1)	1,550 (-12%)	3mo	$1,675,000	$1,081	56
20 Boatheaders Ln N	0.53mi	4/3.0	1,950 (+11%)	9mo	$1,675,000	$859	49

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: 12.5%
• Equity multiple: 1.52×
• Total profit: $278,385
• Equity at exit: $283,147

10-year hold

• IRR: 24.8%
• Equity multiple: 3.63×
• Total profit: $1,398,924
• Equity at exit: $164,191

Cash invested: $531,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $23,426 medium
• Mortgage (P&I): −$9,959
• Tax from tax record: −$485 /mo · $5,820/yr
• Insurance: −$791
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,919
• Net cashflow: $7,271

Break-even live

Break-even rent $14,221

Max offer price $1,899,000

Occupancy floor 64%

Sensitivity live

Price	-10% $8,346	-5% $7,809	+0% $7,271	+5% $6,734	+10% $6,196
Rent	-10% $5,421	-5% $6,346	+0% $7,271	+5% $8,197	+10% $9,122
Rate	-1.0pp $8,228	-0.5pp $7,754	base $7,271	+0.5pp $6,779	+1.0pp $6,279

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: $474,750
• Closing costs: $56,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Wooded Oak Ln East Hampton, NY	3.0	2.0	1560	$25,000	$16.03	44d	1	0.27mi
17 Joshua Edwards Ct East Hampton, NY	3.0	2.0	1800	$40,000	$22.22	44d	1	0.55mi
72 Long Ln East Hampton, NY	3.0	2.5	2000	$5,000	$2.50	19d	1	0.73mi
7 Miller Ln W East Hampton, NY	4.0	3.5	2600	$90,000	$34.62	44d	1	0.81mi
15 Rivers Rd East Hampton, NY	3.0	4.0	2400	$45,000	$18.75	44d	1	1.07mi
24 Stratton Sq East Hampton, NY	4.0	4.0	2200	$15,000	$6.82	19d	1	1.08mi
36 Barnes Ave East Hampton, NY	4.0	3.0	2346	$55,000	$23.44	25d	1	1.10mi
202 Treescape Dr Unit 10B East Hampton, NY	4.0	3.0	2200	$50,000	$22.73	25d	1	1.21mi
6 Toilsome Ln East Hampton, NY	3.0	3.0	2000	$20,000	$10.00	44d	1	1.24mi
20 Cutter Ct East Hampton, NY	4.0	3.0	2100	$40,000	$19.05	44d	1	1.34mi
210 Treescape Dr East Hampton, NY	3.0	2.0	2400	$25,000	$10.42	44d	1	1.35mi
96 Town Ln East Hampton, NY	3.0	2.0	1800	$25,000	$13.89	25d	1	1.40mi

Listing history 23 events

1. 2026-06-18
   days on market $1,899,000 Active 358 DOM
2. 2026-06-17
   days on market $1,899,000 Active 357 DOM
3. 2026-06-16
   days on market $1,899,000 Active 356 DOM
4. 2026-06-15
   days on market $1,899,000 Active 355 DOM
5. 2026-06-13
   days on market $1,899,000 Active 353 DOM
6. 2026-06-13
   days on market $1,899,000 Active 352 DOM
7. 2026-06-09
   days on market $1,899,000 Active 349 DOM
8. 2026-06-08
   days on market $1,899,000 Active 348 DOM
9. 2026-06-07
   days on market $1,899,000 Active 347 DOM
10. 2026-06-04
    days on market $1,899,000 Active 344 DOM
11. 2026-06-03
    days on market $1,899,000 Active 343 DOM
12. 2026-06-02
    days on market $1,899,000 Active 342 DOM
13. 2026-06-01
    days on market $1,899,000 Active 341 DOM
14. 2026-05-31
    days on market $1,899,000 Active 340 DOM
15. 2026-04-16
    listed $85,000
16. 2026-01-20
    price $1,899,000 1615-char remark

    Show marketing remark (1615 chars)

    Effortlessly stylish and perfectly located, this four-bedroom, three-bath modern Hamptons home offers the ultimate East End escape—just minutes to East Hampton Village and pristine ocean beaches. Set behind a private driveway framed by boxwoods, the home opens to an airy, open concept living space with a beamed cathedral ceiling and an operable skylight that brings in incredible natural light. A sleek chef’s kitchen is outfitted with premium stainless-steel appliances, including a Bosch refrigerator and dishwasher, dual-fuel range, and LG washer/dryer. The adjacent dining area features custom designed floor-to-ceiling bookshelves. Three main-level bedrooms share two beautifully appointed baths, with Thassos marble and glass tile finishes. Downstairs, a finished lower level (included in the total square footage) offers versatile space for a gym, media lounge, or guest suite—complete with a second primary bedroom and full bath. Out back, the private yard is designed for summer living with an 18x48 heated saltwater pool, lush lawn, fruit trees, and garden beds. Entertain with ease at the fully equipped outdoor kitchen, complete with a refrigerator, grill, hot/cold sink, and electric awning for shaded dining. Built-in audio, an outdoor TV, and multiple lounge zones complete the experience. Upgraded throughout, the home includes a Navien three-zone HVAC system with instant hot water, nitrogen septic system for six bedrooms, smart locks, security system, 240V EV charger, and fiber-optic internet. This is a true turn-key retreat in the Hamptons most desirable locations.

17. 2025-12-23
    status Active 1615-char remark

    Show marketing remark (1615 chars)

    Effortlessly stylish and perfectly located, this four-bedroom, three-bath modern Hamptons home offers the ultimate East End escape—just minutes to East Hampton Village and pristine ocean beaches. Set behind a private driveway framed by boxwoods, the home opens to an airy, open concept living space with a beamed cathedral ceiling and an operable skylight that brings in incredible natural light. A sleek chef’s kitchen is outfitted with premium stainless-steel appliances, including a Bosch refrigerator and dishwasher, dual-fuel range, and LG washer/dryer. The adjacent dining area features custom designed floor-to-ceiling bookshelves. Three main-level bedrooms share two beautifully appointed baths, with Thassos marble and glass tile finishes. Downstairs, a finished lower level (included in the total square footage) offers versatile space for a gym, media lounge, or guest suite—complete with a second primary bedroom and full bath. Out back, the private yard is designed for summer living with an 18x48 heated saltwater pool, lush lawn, fruit trees, and garden beds. Entertain with ease at the fully equipped outdoor kitchen, complete with a refrigerator, grill, hot/cold sink, and electric awning for shaded dining. Built-in audio, an outdoor TV, and multiple lounge zones complete the experience. Upgraded throughout, the home includes a Navien three-zone HVAC system with instant hot water, nitrogen septic system for six bedrooms, smart locks, security system, 240V EV charger, and fiber-optic internet. This is a true turn-key retreat in the Hamptons most desirable locations.

18. 2025-12-22
    historical 1615-char remark

    Show marketing remark (1615 chars)

    Effortlessly stylish and perfectly located, this four-bedroom, three-bath modern Hamptons home offers the ultimate East End escape—just minutes to East Hampton Village and pristine ocean beaches. Set behind a private driveway framed by boxwoods, the home opens to an airy, open concept living space with a beamed cathedral ceiling and an operable skylight that brings in incredible natural light. A sleek chef’s kitchen is outfitted with premium stainless-steel appliances, including a Bosch refrigerator and dishwasher, dual-fuel range, and LG washer/dryer. The adjacent dining area features custom designed floor-to-ceiling bookshelves. Three main-level bedrooms share two beautifully appointed baths, with Thassos marble and glass tile finishes. Downstairs, a finished lower level (included in the total square footage) offers versatile space for a gym, media lounge, or guest suite—complete with a second primary bedroom and full bath. Out back, the private yard is designed for summer living with an 18x48 heated saltwater pool, lush lawn, fruit trees, and garden beds. Entertain with ease at the fully equipped outdoor kitchen, complete with a refrigerator, grill, hot/cold sink, and electric awning for shaded dining. Built-in audio, an outdoor TV, and multiple lounge zones complete the experience. Upgraded throughout, the home includes a Navien three-zone HVAC system with instant hot water, nitrogen septic system for six bedrooms, smart locks, security system, 240V EV charger, and fiber-optic internet. This is a true turn-key retreat in the Hamptons most desirable locations.

19. 2025-09-04
    price $1,950,000 1615-char remark

    Show marketing remark (1615 chars)

    Effortlessly stylish and perfectly located, this four-bedroom, three-bath modern Hamptons home offers the ultimate East End escape—just minutes to East Hampton Village and pristine ocean beaches. Set behind a private driveway framed by boxwoods, the home opens to an airy, open concept living space with a beamed cathedral ceiling and an operable skylight that brings in incredible natural light. A sleek chef’s kitchen is outfitted with premium stainless-steel appliances, including a Bosch refrigerator and dishwasher, dual-fuel range, and LG washer/dryer. The adjacent dining area features custom designed floor-to-ceiling bookshelves. Three main-level bedrooms share two beautifully appointed baths, with Thassos marble and glass tile finishes. Downstairs, a finished lower level (included in the total square footage) offers versatile space for a gym, media lounge, or guest suite—complete with a second primary bedroom and full bath. Out back, the private yard is designed for summer living with an 18x48 heated saltwater pool, lush lawn, fruit trees, and garden beds. Entertain with ease at the fully equipped outdoor kitchen, complete with a refrigerator, grill, hot/cold sink, and electric awning for shaded dining. Built-in audio, an outdoor TV, and multiple lounge zones complete the experience. Upgraded throughout, the home includes a Navien three-zone HVAC system with instant hot water, nitrogen septic system for six bedrooms, smart locks, security system, 240V EV charger, and fiber-optic internet. This is a true turn-key retreat in the Hamptons most desirable locations.

20. 2025-06-24
    listed $2,150,000 Active 1615-char remark

    Show marketing remark (1615 chars)

    Effortlessly stylish and perfectly located, this four-bedroom, three-bath modern Hamptons home offers the ultimate East End escape—just minutes to East Hampton Village and pristine ocean beaches. Set behind a private driveway framed by boxwoods, the home opens to an airy, open concept living space with a beamed cathedral ceiling and an operable skylight that brings in incredible natural light. A sleek chef’s kitchen is outfitted with premium stainless-steel appliances, including a Bosch refrigerator and dishwasher, dual-fuel range, and LG washer/dryer. The adjacent dining area features custom designed floor-to-ceiling bookshelves. Three main-level bedrooms share two beautifully appointed baths, with Thassos marble and glass tile finishes. Downstairs, a finished lower level (included in the total square footage) offers versatile space for a gym, media lounge, or guest suite—complete with a second primary bedroom and full bath. Out back, the private yard is designed for summer living with an 18x48 heated saltwater pool, lush lawn, fruit trees, and garden beds. Entertain with ease at the fully equipped outdoor kitchen, complete with a refrigerator, grill, hot/cold sink, and electric awning for shaded dining. Built-in audio, an outdoor TV, and multiple lounge zones complete the experience. Upgraded throughout, the home includes a Navien three-zone HVAC system with instant hot water, nitrogen septic system for six bedrooms, smart locks, security system, 240V EV charger, and fiber-optic internet. This is a true turn-key retreat in the Hamptons most desirable locations.

21. 2016-12-15
    soldstatus $830,000
22. 2012-08-01
    soldstatus $447,000
23. 2005-04-29
    soldstatus $564,650

ⓘ 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: $5,820 · $485/mo
• Projected year-2 tax: $18,957 · $1,580/mo
• Expected delta: +$13,136/yr (+$1,095/mo · 225.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $281,106
• − Mortgage interest: −$106,374
• − Property taxes: −$5,820
• − Insurance: −$9,495
• − Repairs & maintenance: −$22,488
• − Management: −$22,488
• − Depreciation: −$55,244
• Taxable income: $59,197
• Est. tax owed @ 24.0%: −$14,207
• After-tax cash flow: $73,049/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 — Northwest Harbor

• Score: 60/100
• State rank: #1007
• US rank: #19577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northwest Harbor, NY
• County: Suffolk County · 679,920 people
• City population: 21,806
• 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

-84.9% since first listed

9 events — show timeline

• 2026-04-16 Listed for Rent $85,000 ONEKEY
• 2026-01-20 Price Changed $1,899,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $1,950,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-24 Listed $2,150,000 OneKey® MLS as Distributed by MLS Grid
• 2016-12-15 Sold (Public Records) $830,000 Public Records
• 2012-08-01 Sold (Public Records) $447,000 Public Records
• 2005-04-29 Sold (Public Records) $564,650 Public Records

Property tax history

+2.5%/yr

Latest (2025): $5,820 · +0.0% YoY. Source: county tax records.