41 Woodpink Dr · Northwest Harbor, NY 11937

$1,495,000

3 bd · 3.0 ba · 2,390 sqft · SingleFamily · 90 Days on market

Built 1975 0.64 ac lot Est $1630k · 8% under

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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 +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

East Hampton Northwest Settlers Landing Located in desired Settlers Landing, this mid-century contemporary includes all the amenities you are looking for in a modern style Northwest Woods beach home. Situated on . 51 acres the main floor offers an abundance of natural light from the east and west exposures of walls of glass flanking the open living/dining/kitchen area. The wood-paneled living room features soaring ceilings and a wood-burning fireplace. The kitchen and adjacent dining area are perfect for keeping everyone connected while entertaining and all living areas offer access to the backyard/pool and deck area and the large front deck. On the other side of the entrance foyer you'll f

Key facts

• Multi-leveled deck
• Garden oasis
• Heated swimming pool

Tags

• MID-CENTURY CONTEMPORARY
• WALLS OF GLASS
• WOOD-BURNING FIREPLACE
• GARDEN OASIS
• HEATED SWIMMING POOL
• MULTI-LEVELED DECK

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: No sewer information provided; No utilities information provided
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Private in-ground vinyl pool; Frame construction; Not waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Master bedroom located on the main level
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; Formal dining room; Primary bathroom; Master bedroom on main level; Washer/Dryer hookup; Full basement; 6 total rooms; One fireplace
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $7k ($80k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.50M).
• Recommended offer: $1.41M (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: amenities F, commute 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.
• Zoned schools: John M Marshall Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 548 students, 51% FRL); East Hampton Middle School (math 39% / reading 60%, grade C, #280 of 729 statewide, top 40%, 265 students, 42% FRL); East Hampton High School (math 94% / reading 98%, grade A+, #71 of 1,100 statewide, top 7%, 1,015 students, 40% FRL) — zoned schools average 44% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $19,792/mo this rent would consume 183% 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 $10k of loan paydown is wiped out by about $45k 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 $419k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $1,405,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.32% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $1,629,980
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Woodpink Dr	0.00mi	3/3.0	2,390 (0%)	1mo	$1,325,000	$554	100
2 Musket Ln	0.36mi	3/2.0	2,200 (-8%)	5mo	$1,895,000	$861	62
12 N Woods Ln	0.47mi	3/2.5	2,200 (-8%)	23mo	$1,150,500	$523	43
3 Bloom Ave	0.73mi	4/3.0 (+1)	2,500 (+5%)	15mo	$2,695,000	$1,078	41
7 Harvest Ln	0.45mi	4/3.5 (+1)	2,076 (-13%)	18mo	$1,415,000	$682	35

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: 16.2%
• Equity multiple: 1.69×
• Total profit: $288,936
• Equity at exit: $222,909

10-year hold

• IRR: 28.0%
• Equity multiple: 4.05×
• Total profit: $1,275,408
• Equity at exit: $129,260

Cash invested: $418,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $19,792 medium
• Mortgage (P&I): −$7,840
• Tax from tax record: −$466 /mo · $5,594/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,156
• Net cashflow: $6,707

Break-even live

Break-even rent $11,303

Max offer price $1,495,000

Occupancy floor 61%

Sensitivity live

Price	-10% $7,553	-5% $7,130	+0% $6,707	+5% $6,284	+10% $5,860
Rent	-10% $5,143	-5% $5,925	+0% $6,707	+5% $7,489	+10% $8,270
Rate	-1.0pp $7,460	-0.5pp $7,087	base $6,707	+0.5pp $6,319	+1.0pp $5,925

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: $373,750
• Closing costs: $44,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-01-30
   listed $1,495,000 Active

ⓘ 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: $5,594 · $466/mo
• Projected year-2 tax: $15,430 · $1,286/mo
• Expected delta: +$9,836/yr (+$820/mo · 175.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $237,506
• − Mortgage interest: −$83,743
• − Property taxes: −$5,594
• − Insurance: −$7,475
• − Repairs & maintenance: −$19,000
• − Management: −$19,000
• − Depreciation: −$43,491
• Taxable income: $59,201
• Est. tax owed @ 24.0%: −$14,208
• After-tax cash flow: $66,273/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

2 events — show timeline

• 2026-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Listed $1,495,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $5,594 · +0.0% YoY. Source: county tax records.