1135 Wildberry Ln · Southold, NY 11971

$2,895,000

5 bd · 5.5 ba · 3,240 sqft · Land · 48 Days on market

Built 2026 0.55 ac lot $894/sqft · 98% above area

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wildberry Fields, Southold. Incomparable opportunity to own one or more building parcels in a prime Southold location. Yes, location still matters. First offering of an approved subdivision of 9 level, buildable lots ranging in size from 1/2 - 3/4+ acres. Each parcel will have underground utilities in place. Located on a country lane with miles of low traffic, meandering road perfect for family walks, runners, and bicycle enthusiasts. Wildberry Fields is part of the Southold Park District, within close proximity to 3 magnificent Sound beaches. Parcels will be sold subject to review and acceptance of covenants & restrictions. All of this amidst the bucolic North Fork vineyards, farm stands, and restaurants nearby. There's nothing else like it. Build your dream home.

Key facts

• Salt water pool
• 0.55 acre lot
• 2 garage spots

Tags

• SWEEPING SUNSET VINEYARD VIEWS
• INDOOR OUTDOOR LIVING
• SMART HOME CAPABILITY
• TWO PRIMARY EN SUITE BEDROOMS
• FULL CABANA STYLE BATHROOM
• SALT WATER POOL

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Septic tank; Cable connected; Electricity connected; Natural gas connected; Water connected
• Home design: Single family residence; Two levels; Partial attic; Unfinished walk-out basement
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: Private in-ground outdoor pool (salt water, vinyl); Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: First-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: Five full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; One fireplace
• Interior features: First-floor bedroom and full bath; Eat-in kitchen with kitchen island; Galley-style and walk-through kitchen areas; Entrance foyer; High ceilings; Open floorplan and open kitchen; Pantry; Primary/owner bathroom; Master suite on main floor; Recessed lighting; Soaking tub; Walk-in closet(s); Washer/dryer hookup
• Laundry & utility: Washer; Dryer; Dedicated laundry room; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath land listed at $2.90M.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($29k rent vs $2.90M).
• Recommended offer: $2.81M (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#583 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.
• Southold Union Free School District (town): math 46% / reading 59% proficiency, ranked #298 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Southold Elementary School (math 37% / reading 62%, grade D, #1,085 of 2,108 statewide, top 56%, 317 students, 35% FRL); Southold Junior-Senior High School (math 52% / reading 52%, grade D+, #946 of 1,100 statewide, top 88%, 380 students, 40% FRL) — zoned schools average 38% FRL vs 17% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $20k of loan paydown is wiped out by about $87k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($2.81M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $700k; list at $2.90M implies a 314% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,808,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $1,460,526
• List price: $2,895,000
• Delta: 98.22%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-267,558
• Equity at exit: $431,654

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $27,779
• Equity at exit: $250,307

Cash invested: $810,600 (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 11971

• Home prices YoY: -15.8%
• Active inventory: 79
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $29,322 medium
• Mortgage (P&I): −$15,182
• Tax est. 1.5%: −$3,619 /mo · $43,425/yr
• Insurance: −$1,206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,158
• Net cashflow: $3,158

Break-even live

Break-even rent $25,325

Max offer price $2,895,000

Occupancy floor 84%

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: $723,750
• Closing costs: $86,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
365 Chablis Path Southold, NY	4.0	3.5	3800	$30,000	$7.89	44d	1	0.26mi
590 Soundview Avenue Ext Southold, NY	4.0	4.5	3100	$27,000	$8.71	44d	1	0.98mi

Listing history 23 events

1. 2026-06-18
   days on market $2,895,000 Active 48 DOM
2. 2026-06-17
   days on market $2,895,000 Active 47 DOM
3. 2026-06-16
   days on market $2,895,000 Active 46 DOM
4. 2026-06-15
   days on market $2,895,000 Active 45 DOM
5. 2026-06-13
   days on market $2,895,000 Active 43 DOM
6. 2026-06-12
   days on market $2,895,000 Active 42 DOM
7. 2026-06-09
   days on market $2,895,000 Active 39 DOM
8. 2026-06-08
   days on market $2,895,000 Active 38 DOM
9. 2026-06-07
   days on market $2,895,000 Active 37 DOM
10. 2026-06-07
    days on market $2,895,000 Active 36 DOM
11. 2026-06-04
    days on market $2,895,000 Active 33 DOM
12. 2026-06-02
    days on market $2,895,000 Active 32 DOM
13. 2026-06-01
    days on market $2,895,000 Active 31 DOM
14. 2026-05-31
    days on market $2,895,000 Active 30 DOM
15. 2026-05-01
    listed $2,895,000 Active 1256-char remark
16. 2025-11-21
    soldstatus $700,000
17. 2022-12-28
    soldstatus $485,000
18. 2022-11-09
    soldstatus $485,000 Closed 779-char remark

    Show marketing remark (779 chars)

    Wildberry Fields, Southold. Incomparable opportunity to own one or more building parcels in a prime Southold location. Yes, location still matters. First offering of an approved subdivision of 9 level, buildable lots ranging in size from 1/2 - 3/4+ acres. Each parcel will have underground utilities in place. Located on a country lane with miles of low traffic, meandering road perfect for family walks, runners, and bicycle enthusiasts. Wildberry Fields is part of the Southold Park District, within close proximity to 3 magnificent Sound beaches. Parcels will be sold subject to review and acceptance of covenants & restrictions. All of this amidst the bucolic North Fork vineyards, farm stands, and restaurants nearby. There's nothing else like it. Build your dream home.

19. 2021-11-20
    status Pending 779-char remark

    Show marketing remark (779 chars)

    Wildberry Fields, Southold. Incomparable opportunity to own one or more building parcels in a prime Southold location. Yes, location still matters. First offering of an approved subdivision of 9 level, buildable lots ranging in size from 1/2 - 3/4+ acres. Each parcel will have underground utilities in place. Located on a country lane with miles of low traffic, meandering road perfect for family walks, runners, and bicycle enthusiasts. Wildberry Fields is part of the Southold Park District, within close proximity to 3 magnificent Sound beaches. Parcels will be sold subject to review and acceptance of covenants & restrictions. All of this amidst the bucolic North Fork vineyards, farm stands, and restaurants nearby. There's nothing else like it. Build your dream home.

20. 2021-11-02
    historical 779-char remark

    Show marketing remark (779 chars)

    Wildberry Fields, Southold. Incomparable opportunity to own one or more building parcels in a prime Southold location. Yes, location still matters. First offering of an approved subdivision of 9 level, buildable lots ranging in size from 1/2 - 3/4+ acres. Each parcel will have underground utilities in place. Located on a country lane with miles of low traffic, meandering road perfect for family walks, runners, and bicycle enthusiasts. Wildberry Fields is part of the Southold Park District, within close proximity to 3 magnificent Sound beaches. Parcels will be sold subject to review and acceptance of covenants & restrictions. All of this amidst the bucolic North Fork vineyards, farm stands, and restaurants nearby. There's nothing else like it. Build your dream home.

21. 2021-10-22
    price $485,000 779-char remark

    Show marketing remark (779 chars)

    Wildberry Fields, Southold. Incomparable opportunity to own one or more building parcels in a prime Southold location. Yes, location still matters. First offering of an approved subdivision of 9 level, buildable lots ranging in size from 1/2 - 3/4+ acres. Each parcel will have underground utilities in place. Located on a country lane with miles of low traffic, meandering road perfect for family walks, runners, and bicycle enthusiasts. Wildberry Fields is part of the Southold Park District, within close proximity to 3 magnificent Sound beaches. Parcels will be sold subject to review and acceptance of covenants & restrictions. All of this amidst the bucolic North Fork vineyards, farm stands, and restaurants nearby. There's nothing else like it. Build your dream home.

22. 2021-10-14
    listed $455,000 Active 779-char remark

    Show marketing remark (779 chars)

    Wildberry Fields, Southold. Incomparable opportunity to own one or more building parcels in a prime Southold location. Yes, location still matters. First offering of an approved subdivision of 9 level, buildable lots ranging in size from 1/2 - 3/4+ acres. Each parcel will have underground utilities in place. Located on a country lane with miles of low traffic, meandering road perfect for family walks, runners, and bicycle enthusiasts. Wildberry Fields is part of the Southold Park District, within close proximity to 3 magnificent Sound beaches. Parcels will be sold subject to review and acceptance of covenants & restrictions. All of this amidst the bucolic North Fork vineyards, farm stands, and restaurants nearby. There's nothing else like it. Build your dream home.

23. 2003-10-11
    soldstatus $89,000

ⓘ 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 · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $351,864
• − Mortgage interest: −$162,165
• − Property taxes: −$43,425
• − Insurance: −$14,475
• − Repairs & maintenance: −$28,149
• − Management: −$28,149
• − Depreciation: −$84,218
• Taxable loss: −$8,718
• Est. tax savings @ 24.0%: +$2,092
• After-tax cash flow: $39,984/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: Southold Union Free School District
• NCES district ID: 3627620
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▲ 6.00%
• Median HH income: $78,622
• Composite: 47.54/100
• National rank: #2269
• State rank: #298 of 590 in NY

Livability — Southold

• Score: 67/100
• State rank: #583
• US rank: #10545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southold, NY
• City population: 6,507
• Population (ZIP): 6,507

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Dominican 3%
• Common ancestry: Romanian 6% Italian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, Dominican Republic
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -74.14%
• Current HPI: 396.5481
• Rent YoY: —
• Metro: —
• 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

+3152.8% since first listed

9 events — show timeline

• 2026-05-01 Listed $2,895,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-21 Sold (Public Records) $700,000 Public Records
• 2022-12-28 Sold (Public Records) $485,000 Public Records
• 2022-11-09 Sold (MLS) $485,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-11-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-22 Price Changed $485,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-14 Listed $455,000 OneKey® MLS as Distributed by MLS Grid
• 2003-10-11 Sold (Public Records) $89,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,383 · +0.0% YoY. Source: county tax records.