125 Hildreth Ln · Bridgehampton, NY 11932

$4,100,000

5 bd · 2.0 ba · 2,440 sqft · SingleFamily public records · 136 Days on market

Built 1976 0.46 ac lot ↓ 11% since listing

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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 +29.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bridgehampton Attractive Traditional South Of Highway Home Located near Village shops, public beaches and transportation. Four bedrooms and 5 full baths Living room with brick fireplace. Eat In kitchen Upstairs primary bedroom Ensuite bedroom on first floor. Beautifully landscaped 16x50 heated gunite pool One car attached garage with additional storage. Lawn irrigation

Key facts

• Public beaches
• Transportation
• Eat in kitchen

Tags

• LOCATED NEAR VILLAGE SHOPS
• PUBLIC BEACHES
• TRANSPORTATION
• EAT IN KITCHEN
• ENSUITE BEDROOM ON FIRST FLOOR
• BEAUTIFULLY LANDSCAPED

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $4.10M.

Deal economics

• At list price, monthly cash flow is $14k ($173k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($54k rent vs $4.10M).
• Recommended offer: $3.61M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#874 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools B; Watch: amenities F, commute F, cost of living F.
• Bridgehampton Union Free School District (rural): math 50% / reading 40% proficiency, ranked #511 of 755 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $54,077/mo this rent would consume 374% of the median local household income ($174k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $438k of equity ($28k loan paydown + $410k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $1.15M cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$705k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($3.61M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,608,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1976 — 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 B-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?
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: 1.32% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.74×
• Total profit: $3,150,075
• Equity at exit: $3,693,605

10-year hold

• IRR: 30.5%
• Equity multiple: 8.45×
• Total profit: $8,557,509
• Equity at exit: $7,965,398

Cash invested: $1,148,000 (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 11932

• Home prices YoY: 2.9%
• Active inventory: 24
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $54,077 medium
• Mortgage (P&I): −$21,501
• Tax est. 1.5%: −$5,125 /mo · $61,500/yr
• Insurance: −$1,708
• HOA: −$0
• Vacancy / Maint / Mgmt: −$11,356
• Net cashflow: $14,387

Break-even live

Break-even rent $35,866

Max offer price $4,100,000

Occupancy floor 68%

Sensitivity live

Price	-10% $17,220	-5% $15,803	+0% $14,387	+5% $12,970	+10% $11,553
Rent	-10% $10,115	-5% $12,251	+0% $14,387	+5% $16,523	+10% $18,659
Rate	-1.0pp $16,451	-0.5pp $15,429	base $14,387	+0.5pp $13,324	+1.0pp $12,243

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: $1,025,000
• Closing costs: $123,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Lumber Ln Bridgehampton, NY	5.0	3.5	3200	$50,000	$15.62	25d	1	0.74mi
62 Sea Farm Ln Bridgehampton, NY	4.0	3.0	2200	$25,000	$11.36	44d	1	1.32mi

Listing history 3 events

1. 2025-09-05
   status Pending
2. 2025-09-02
   soldstatus $3,650,000
3. 2025-04-22
   listed $4,100,000 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 · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $648,923
• − Mortgage interest: −$229,664
• − Property taxes: −$61,500
• − Insurance: −$20,500
• − Repairs & maintenance: −$51,914
• − Management: −$51,914
• − Depreciation: −$119,273
• Taxable income: $114,159
• Est. tax owed @ 24.0%: −$27,398
• After-tax cash flow: $145,241/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: Bridgehampton Union Free School District
• NCES district ID: 3605370
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $69,915
• Composite: 42.79/100
• National rank: #6761
• State rank: #511 of 755 in NY

Livability — Bridgehampton

• Score: 62/100
• State rank: #874
• US rank: #16891

Category grades

Amenities F Commute F 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: Bridgehampton, NY
• County: Suffolk County · 679,920 people
• City population: 725
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 725
• Household income: $173,672
• Rent vs Own: 10.7% rent · 89.3% own

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Black 10% Two or more races 6%
• Hispanic origin (detail): Mexican 12% Dominican 10%
• Common ancestry: Italian 5% Romanian 3% Scotch-Irish 3%
• Foreign-born: 32% · Canada, China
• Languages at home: 71% English-only · Spanish 17% Russian/Polish/Slavic 6% French/Haitian/Cajun 6%

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: ▲ 15.37%
• Current HPI: 546.5294
• Rent YoY: —
• 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

-11.0% since first listed

3 events — show timeline

• 2025-09-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-02 Sold (Public Records) $3,650,000 Public Records
• 2025-04-22 Listed $4,100,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2022): $6,909 · +0.0% YoY. Source: county tax records.