50 Rampasture Rd #6 · Hampton Bays, NY 11946

$315,000

1 bd · 1.0 ba · 500 sqft · Condo · 36 Days on market

Built 1999 $630/sqft · 38% below area Est $509k · 38% under $548/mo HOA · 8% of rent ↓ 15% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your easy waterfront escape in Hamptons Bays. This 1 bedroom, 1 bath co-op at Tiana Bay Estates offers front-row sunset views and effortless coastal living. Open April-November, the community features a private beach, marina with 150 ft dock, pools, clubhouse, gym, playground, BBQ area, movie nights, and bocce. A simple way to enjoy life by the water.

Key facts

• Clubhouse
• 150 ft dock
• Private beach

Tags

• WATERFRONT ESCAPE
• SUNSET VIEWS
• PRIVATE BEACH
• 150 FT DOCK
• POOLS
• CLUBHOUSE

Property features AI

Finance

• Other: Association allows powered boats
• HOA & community: Association amenities include boat dock, clubhouse, fitness center, playground and pool; Monthly association fee; Association fee covers exterior maintenance, grounds care, pool service, snow removal and trash

Exterior

• Parking: Common parking lot; Private parking
• Utilities: Electric service by PSEG; Septic tank sewer; Private trash collection
• Home design: Stock cooperative; One story; Entry level 1; First/ground floor location
• Construction: Batts insulation (construction material)
• Exterior features: Waterfront property; In-ground outdoor pool; Batts insulation

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Bedroom on the first floor
• Flooring: Tile
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Ductless cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Kitchen island; Quartz/quartzite countertops; ENERGY STAR qualified windows; Storm windows; Accessible bedroom; Accessible entrance; One-level living; No basement
• Laundry & utility: Laundry: Other (details not provided)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $315k).
• Recommended offer: $306k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 6.4% in Hampton Bays — 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 68/100 on livability (#551 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Hampton Bays Union Free School District (suburban): math 45% / reading 44% proficiency, ranked #434 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hampton Bays Elementary School (math 32% / reading 52%, grade F, #1,361 of 2,108 statewide, top 67%, 682 students, 55% FRL); Hampton Bays Middle School (math 25% / reading 38%, grade F, #522 of 729 statewide, top 73%, 597 students, 64% FRL); Hampton Bays High School (math 98% / reading 57%, grade A-, #580 of 1,100 statewide, top 53%, 769 students, 53% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+16.1%/yr); 172 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $6,532/mo this rent would consume 59% of the median local household income ($134k/yr) (locally 199% 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 $2k of loan paydown is wiped out by about $9k 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 $88k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (9%) 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.07% ✓
• Cap rate: 15.57%
• Cash-on-cash: 33.13%
• DSCR: 2.47
• GRM: 4.0

CMA / ARV

• ARV (median comp): $508,644
• List price: $315,000
• Delta: -38.07%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.58×
• Total profit: $139,018
• Equity at exit: $46,968

10-year hold

• IRR: 44.3%
• Equity multiple: 6.44×
• Total profit: $479,660
• Equity at exit: $27,235

Cash invested: $88,200 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 172
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $6,532 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$548
• Vacancy / Maint / Mgmt: −$1,372
• Net cashflow: $2,435

Break-even live

Break-even rent $3,449

Max offer price $315,000

Occupancy floor 58%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $548 · $6,576/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $315,000 Active 36 DOM
2. 2026-06-17
   days on market $315,000 Active 35 DOM
3. 2026-06-16
   days on market $315,000 Active 34 DOM
4. 2026-06-15
   days on market $315,000 Active 33 DOM
5. 2026-06-13
   days on market $315,000 Active 31 DOM
6. 2026-06-13
   days on market $315,000 Active 30 DOM
7. 2026-06-09
   days on market $315,000 Active 27 DOM
8. 2026-06-08
   days on market $315,000 Active 26 DOM
9. 2026-06-07
   days on market $315,000 Active 25 DOM
10. 2026-06-04
    days on market $315,000 Active 22 DOM
11. 2026-06-03
    days on market $315,000 Active 21 DOM
12. 2026-06-02
    days on market $315,000 Active 20 DOM
13. 2026-06-01
    days on market $315,000 Active 19 DOM
14. 2026-05-31
    days on market $315,000 Active 18 DOM
15. 2026-05-13
    listed $344,999 Active 366-char remark
16. 2025-09-10
    historical
17. 2025-09-09
    status Active
18. 2025-08-01
    status Pending
19. 2025-05-29
    price $339,000
20. 2025-03-05
    price $349,000
21. 2024-12-03
    price $359,000
22. 2024-11-08
    listed $369,000 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $78,383
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$6,271
• − Management: −$6,271
• − HOA: −$6,576
• − Depreciation: −$9,164
• Taxable income: $26,157
• Est. tax owed @ 24.0%: −$6,278
• After-tax cash flow: $22,946/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: Hampton Bays Union Free School District
• NCES district ID: 3613530
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $70,274
• Composite: 40.18/100
• National rank: #3788
• State rank: #434 of 590 in NY

Livability — Hampton Bays

• Score: 68/100
• State rank: #551
• US rank: #9894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Bays, NY
• County: Suffolk County · 679,920 people
• City population: 15,819
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,819
• Household income: $133,918
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 199.0

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 (62%)
• Race & ethnicity: White 62% Hispanic / Latino 32% Two or more races 13% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 26% · Canada, Jamaica, Guatemala
• Languages at home: 64% English-only · Spanish 29% Other Indo-European 2% 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: ▼ -118.82%
• Current HPI: 467.2466
• Rent YoY: ▲ 16.07%
• 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

-14.6% since first listed

9 events — show timeline

• 2026-05-27 Price Changed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listed $344,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-05 Price Changed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-03 Price Changed $359,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-08 Listed $369,000 OneKey® MLS as Distributed by MLS Grid