6 Oldfield Ln · Hampton Bays, NY 11942

$1,199,999

3 bd · 2.0 ba · 2,005 sqft · SingleFamily public records · 8 Days on market

Built 1964 0.34 ac lot Est $1155k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +5.7/15.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this oversized 3-bedroom, 3-bathroom ranch offering an abundance of space, natural light, and exceptional indoor and outdoor living. Skylights in the living room, dining room, and den fill the home with sunshine, creating a bright and welcoming atmosphere throughout. The main level also features a spacious eat-in kitchen, a dedicated home office, and an attached garage, providing comfort and functionality for today’s lifestyle. The full walkout basement offers incredible versatility with a summer kitchen, an additional full bathroom, and three bonus rooms, making it ideal for extended living, entertaining, hobbies, or work-from-home space. Situated just steps from Tiana Bay

Key facts

• In-ground pool
• Summer kitchen
• Large trex deck

Tags

• SKYLIGHTS IN LIVING ROOM
• DEDICATED HOME OFFICE
• FULL WALKOUT BASEMENT
• SUMMER KITCHEN
• IN-GROUND POOL
• LARGE TREX DECK

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Cesspool sewer; Cable connected; Electricity connected; Phone connected; Water connected
• Home design: Single-family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Back yard fencing; In-ground private pool (fenced)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Stainless steel appliances; Granite counters
• Bedrooms: Total rooms: 8 (includes bedrooms and living spaces)
• Flooring: Hardwood floors; Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating (oil); Central air conditioning; Attic fan
• Interior features: First-floor bedroom; First-floor full bathroom; Beamed ceilings; Cathedral ceilings; Ceiling fans; Eat-in kitchen; Formal dining room; Granite countertops; Primary bathroom; Storage space; Finished full walk-out basement; Unfinished attic
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.20M).
• Cap rate 11.2% 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.
• East Quogue Union Free School District (suburban): math 55% / reading 50% proficiency, ranked #342 of 755 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: East Quogue School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 355 students, 31% FRL) — zoned schools average 31% FRL vs 15% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k of loan paydown is wiped out by about $36k 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 + 3.0% rent growth), your $336k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $475k; list at $1.20M implies a 153% 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 $1,199,999

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.30% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $1,154,880
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Squires Ave	0.28mi	4/2.5 (+1)	1,840 (-8%)	5mo	$1,060,000	$576	62
14 Fairview Rd	0.11mi	4/3.0 (+1)	1,763 (-12%)	6mo	$885,000	$502	60
7 Washington Dr	0.46mi	4/2.0 (+1)	2,060 (+3%)	13mo	$1,100,000	$534	58
12 Marlin Rd	0.73mi	3/3.5	2,000 (-0%)	5mo	$1,775,000	$888	55
50 Sherwood Rd	0.58mi	3/2.0	1,804 (-10%)	7mo	$1,099,000	$609	50
15 Osprey Ave	0.53mi	4/3.0 (+1)	2,200 (+10%)	2mo	$1,700,000	$773	48
4 Beechnut Ct	0.56mi	3/2.0	1,800 (-10%)	10mo	$1,160,000	$644	48
134 W Tiana Rd	0.40mi	3/3.0	2,200 (+10%)	21mo	$852,000	$387	43
82 W Tiana Rd	0.58mi	4/2.0 (+1)	1,800 (-10%)	20mo	$755,000	$419	34
13 Marlin Rd	0.75mi	3/2.0	1,758 (-12%)	16mo	$1,270,000	$722	32
21 Bellows Ter	0.71mi	4/3.0 (+1)	2,293 (+14%)	12mo	$1,150,000	$502	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $116,052
• Equity at exit: $178,924

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $500,162
• Equity at exit: $103,754

Cash invested: $336,000 (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 11942

• Home prices YoY: -25.0%
• Active inventory: 75
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $15,656 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$696 /mo · $8,350/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,288
• Net cashflow: $4,879

Break-even live

Break-even rent $9,479

Max offer price $1,199,999

Occupancy floor 64%

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Homewood Dr Hampton Bays, NY	4.0	3.0	2700	$17,000	$6.30	24d	1	0.16mi
2 Fairview Rd Hampton Bays, NY	2.0	1.0	1440	$17,500	$12.15	17d	1	0.21mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$17,000	$7.37	43d	1	0.23mi
26 Squires Ave East Quogue, NY	4.0	2.5	2950	$7,000	$2.37	43d	1	0.41mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	1d	1	0.42mi
13 Beachland Ave East Quogue, NY	4.0	4.0	2028	$38,000	$18.74	22d	1	0.55mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	43d	1	0.61mi
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	43d	1	0.64mi
20 Marlin Rd East Quogue, NY	3.0	2.0	2000	$10,000	$5.00	43d	1	0.82mi
23 Whiting Rd East Quogue, NY	4.0	3.5	2296	$60,000	$26.13	22d	1	0.86mi
10 Skyes Neck Ct East Quogue, NY	4.0	3.0	2249	$80,000	$35.57	24d	1	0.94mi
4 Aerie Way East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	15d	1	0.95mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2144	$11,000	$5.13	5d	1	1.07mi
4 Bennett Dr East Quogue, NY	4.0	3.0	2400	$11,000	$4.58	17d	1	1.07mi
3 Bennett Dr East Quogue, NY	4.0	4.0	2673	$5,000	$1.87	43d	1	1.11mi
8 Hyler Dr Hampton Bays, NY	4.0	3.5	2808	$18,000	$6.41	43d	1	1.13mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	24d	1	1.14mi
16 Grant Blvd Hampton Bays, NY	4.0	2.5	2300	$8,000	$3.48	15d	1	1.16mi
5 Hyler Dr Hampton Bays, NY	3.0	2.0	2000	$14,000	$7.00	19d	1	1.17mi
61 Atlantic Ave Hampton Bays, NY	3.0	2.5	2130	$25,000	$11.74	6d	1	1.20mi
1 Candace Dr East Quogue, NY	4.0	4.0	3000	$25,000	$8.33	43d	1	1.20mi
156 Maggie Dr East Quogue, NY	4.0	4.0	2700	$95,000	$35.19	43d	1	1.22mi
58 Ocean Ave Hampton Bays, NY	3.0	2.0	1600	$10,000	$6.25	43d	1	1.23mi
23 E Point Ln Hampton Bays, NY	3.0	3.5	2614	$69,000	$26.40	24d	1	1.37mi

Listing history 9 events

1. 2026-06-18
   status $1,199,999 Pending 8 DOM
2. 2026-06-18
   days on market $1,199,999 Active 8 DOM
3. 2026-06-17
   days on market $1,199,999 Active 7 DOM
4. 2026-06-16
   days on market $1,199,999 Active 6 DOM
5. 2026-06-15
   days on market $1,199,999 Active 5 DOM
6. 2026-06-13
   days on market $1,199,999 Active 3 DOM
7. 2026-06-13
   statusdays on market $1,199,999 Active 2 DOM
8. 2026-06-10
   remarks 693-char remark
9. 2026-06-10
   listed $1,199,999 Coming Soon 1 DOM

ⓘ 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: $8,350 · $696/mo
• Projected year-2 tax: $14,315 · $1,193/mo
• Expected delta: +$5,965/yr (+$497/mo · 71.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $187,869
• − Mortgage interest: −$67,219
• − Property taxes: −$8,350
• − Insurance: −$6,000
• − Repairs & maintenance: −$15,029
• − Management: −$15,029
• − Depreciation: −$34,909
• Taxable income: $41,332
• Est. tax owed @ 24.0%: −$9,920
• After-tax cash flow: $48,631/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 Quogue Union Free School District
• NCES district ID: 3609900
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $81,457
• Composite: 49.79/100
• National rank: #4207
• State rank: #342 of 755 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
• City population: 15,819
• Population (ZIP): 5,871

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Asian 2% Two or more races 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 6% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 13% · Canada, Jamaica, Guatemala
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -145.33%
• Current HPI: 435.8017
• 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

+152.6% since first listed

4 events — show timeline

• 2026-06-09 Coming Soon $1,199,999 OneKey® MLS as Distributed by MLS Grid
• 2024-09-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-07-19 Listed $1,249,000 OneKey® MLS as Distributed by MLS Grid
• 2012-03-27 Sold (Public Records) $475,000 Public Records

Property tax history

+1.7%/yr

Latest (2022): $8,350 · +0.0% YoY. Source: county tax records.