336 2nd Street St · Greenport, NY 11944

$1,249,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily · 189 Days on market

Built 2000 5,227 sqft lot $694/sqft · 15% above area Est $1084k · 15% over

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* low-maintenance North Fork lifestyle, * weekend retreat, * turnkey without renovation headaches, * walkability, * lock-and-leave second home, * income potential, * simpler ownership vs larger estates “Freshly repositioned for the spring market, this beautifully renovated Village home offers exceptional value and immediate enjoyment. Featuring a complete renovation including new roof, siding, HVAC, appliances, and hardwood flooring throughout. The property also offers potential for additional living space—please discuss possibilities . Seller welcomes serious inquiries and will consider all reasonable offers .This home is ideally located just minutes from the heart of Greenport Village, offering access to the harbor, Mitchell Park, mass transportation and the waterfront, shops, restaurants, cafes, galleries, and the LIRR station, making this a convenient locations in the village. The property sits close to marinas, beaches, and ferry service to Shelter Island, and is close to the North Fork’s vineyards and farm stands. This location provides the perfect blend of quiet residential living” with all of Greenport’s amenities just minutes close. All information provided should be verified by the buyer, all information including but not limited to taxes, location, permits, square footage, should be verified by buyers. Equal housing opportunity

Key facts

• 5,227 sq ft lot
• Parking
• Built 2000

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.25M).
• Recommended offer: $1.10M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#217 in NY, #3,399 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, commute B+; Watch: housing C-, cost of living F.
• Greenport Union Free School District (town): math 55% / reading 45% proficiency, ranked #450 of 755 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 67 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $9k of loan paydown is wiped out by about $37k 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 $350k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($1.10M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $351k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $578k; list at $1.25M implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $1,099,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,083,673
• List price: $1,249,000
• Delta: 15.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 2nd St	0.00mi	4/2.0	1,800 (0%)	15mo	$578,000	$321	88
216 North St	0.15mi	3/3.5 (-1)	1,724 (-4%)	0mo	$999,000	$579	75
516 4th St	0.28mi	4/2.5	1,840 (+2%)	14mo	$1,195,000	$649	70
35 Washington Ave	0.46mi	5/3.0 (+1)	1,805 (+0%)	2mo	$750,000	$416	68
239 5th Ave	0.25mi	3/2.0 (-1)	1,750 (-3%)	15mo	$895,000	$511	66
237 5th Ave	0.26mi	3/1.5 (-1)	1,700 (-6%)	11mo	$1,250,000	$735	63
312 5th Ave	0.19mi	3/2.0 (-1)	1,620 (-10%)	10mo	$875,000	$540	61
1605 Washington Ave	0.55mi	4/3.0	1,740 (-3%)	6mo	$1,295,000	$744	59
520 4th St	0.26mi	3/2.0 (-1)	1,599 (-11%)	11mo	$890,000	$557	55
426 Clark St	0.62mi	3/2.5 (-1)	1,672 (-7%)	3mo	$1,645,000	$984	50
1425 Middleton Rd	0.48mi	4/2.0	1,968 (+9%)	15mo	$672,800	$342	50
16 Washington Ave	0.49mi	3/1.5 (-1)	1,550 (-14%)	12mo	$979,000	$632	37

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $25,448
• Equity at exit: $186,230

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $314,650
• Equity at exit: $107,991

Cash invested: $349,720 (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 11944

• Home prices YoY: -23.7%
• Active inventory: 67
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $14,354 medium
• Mortgage (P&I): −$6,550
• Tax from tax record: −$687 /mo · $8,246/yr
• Insurance: −$520
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,014
• Net cashflow: $3,582

Break-even live

Break-even rent $9,820

Max offer price $1,249,000

Occupancy floor 70%

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: $312,250
• Closing costs: $37,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 5th Ave Greenport, NY	4.0	2.0	1900	$12,000	$6.32	44d	1	0.21mi
123 Sterling Ave #2 Greenport, NY	3.0	3.0	1528	$45,000	$29.45	44d	1	0.27mi
134 6th St Greenport, NY	3.0	2.0	1560	$18,500	$11.86	19d	1	0.70mi
131 6th St Unit G Greenport, NY	3.0	2.5	2238	$5,000	$2.23	25d	1	0.75mi
485 Sutton Pl Greenport, NY	4.0	2.5	2026	$20,000	$9.87	44d	1	0.87mi
1110 Gillette Dr East Marion, NY	4.0	2.0	1500	$7,000	$4.67	19d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $1,249,000 Active 189 DOM
2. 2026-06-17
   days on market $1,249,000 Active 188 DOM
3. 2026-06-16
   days on market $1,249,000 Active 187 DOM
4. 2026-06-15
   days on market $1,249,000 Active 186 DOM
5. 2026-06-13
   days on market $1,249,000 Active 184 DOM
6. 2026-06-12
   days on market $1,249,000 Active 183 DOM
7. 2026-06-09
   days on market $1,249,000 Active 180 DOM
8. 2026-06-08
   days on market $1,249,000 Active 179 DOM
9. 2026-06-07
   days on market $1,249,000 Active 178 DOM
10. 2026-06-05
    days on market $1,249,000 Active 176 DOM
11. 2026-06-04
    days on market $1,249,000 Active 174 DOM
12. 2026-06-02
    days on market $1,249,000 Active 173 DOM
13. 2026-06-01
    days on market $1,249,000 Active 172 DOM
14. 2026-05-31
    days on market $1,249,000 Active 171 DOM
15. 2026-03-10
    price $1,249,000 1391-char remark

    Show marketing remark (1391 chars)

    * low-maintenance North Fork lifestyle, * weekend retreat, * turnkey without renovation headaches, * walkability, * lock-and-leave second home, * income potential, * simpler ownership vs larger estates “Freshly repositioned for the spring market, this beautifully renovated Village home offers exceptional value and immediate enjoyment. Featuring a complete renovation including new roof, siding, HVAC, appliances, and hardwood flooring throughout. The property also offers potential for additional living space—please discuss possibilities . Seller welcomes serious inquiries and will consider all reasonable offers .This home is ideally located just minutes from the heart of Greenport Village, offering access to the harbor, Mitchell Park, mass transportation and the waterfront, shops, restaurants, cafes, galleries, and the LIRR station, making this a convenient locations in the village. The property sits close to marinas, beaches, and ferry service to Shelter Island, and is close to the North Fork’s vineyards and farm stands. This location provides the perfect blend of quiet residential living” with all of Greenport’s amenities just minutes close. All information provided should be verified by the buyer, all information including but not limited to taxes, location, permits, square footage, should be verified by buyers. Equal housing opportunity

16. 2026-03-06
    price $1,499,000 1391-char remark

    Show marketing remark (1391 chars)

    * low-maintenance North Fork lifestyle, * weekend retreat, * turnkey without renovation headaches, * walkability, * lock-and-leave second home, * income potential, * simpler ownership vs larger estates “Freshly repositioned for the spring market, this beautifully renovated Village home offers exceptional value and immediate enjoyment. Featuring a complete renovation including new roof, siding, HVAC, appliances, and hardwood flooring throughout. The property also offers potential for additional living space—please discuss possibilities . Seller welcomes serious inquiries and will consider all reasonable offers .This home is ideally located just minutes from the heart of Greenport Village, offering access to the harbor, Mitchell Park, mass transportation and the waterfront, shops, restaurants, cafes, galleries, and the LIRR station, making this a convenient locations in the village. The property sits close to marinas, beaches, and ferry service to Shelter Island, and is close to the North Fork’s vineyards and farm stands. This location provides the perfect blend of quiet residential living” with all of Greenport’s amenities just minutes close. All information provided should be verified by the buyer, all information including but not limited to taxes, location, permits, square footage, should be verified by buyers. Equal housing opportunity

17. 2025-12-12
    listed $1,600,000 Active 1391-char remark

    Show marketing remark (1391 chars)

    * low-maintenance North Fork lifestyle, * weekend retreat, * turnkey without renovation headaches, * walkability, * lock-and-leave second home, * income potential, * simpler ownership vs larger estates “Freshly repositioned for the spring market, this beautifully renovated Village home offers exceptional value and immediate enjoyment. Featuring a complete renovation including new roof, siding, HVAC, appliances, and hardwood flooring throughout. The property also offers potential for additional living space—please discuss possibilities . Seller welcomes serious inquiries and will consider all reasonable offers .This home is ideally located just minutes from the heart of Greenport Village, offering access to the harbor, Mitchell Park, mass transportation and the waterfront, shops, restaurants, cafes, galleries, and the LIRR station, making this a convenient locations in the village. The property sits close to marinas, beaches, and ferry service to Shelter Island, and is close to the North Fork’s vineyards and farm stands. This location provides the perfect blend of quiet residential living” with all of Greenport’s amenities just minutes close. All information provided should be verified by the buyer, all information including but not limited to taxes, location, permits, square footage, should be verified by buyers. Equal housing opportunity

18. 2025-12-01
    historical $1,600,000 1391-char remark

    Show marketing remark (1391 chars)

    * low-maintenance North Fork lifestyle, * weekend retreat, * turnkey without renovation headaches, * walkability, * lock-and-leave second home, * income potential, * simpler ownership vs larger estates “Freshly repositioned for the spring market, this beautifully renovated Village home offers exceptional value and immediate enjoyment. Featuring a complete renovation including new roof, siding, HVAC, appliances, and hardwood flooring throughout. The property also offers potential for additional living space—please discuss possibilities . Seller welcomes serious inquiries and will consider all reasonable offers .This home is ideally located just minutes from the heart of Greenport Village, offering access to the harbor, Mitchell Park, mass transportation and the waterfront, shops, restaurants, cafes, galleries, and the LIRR station, making this a convenient locations in the village. The property sits close to marinas, beaches, and ferry service to Shelter Island, and is close to the North Fork’s vineyards and farm stands. This location provides the perfect blend of quiet residential living” with all of Greenport’s amenities just minutes close. All information provided should be verified by the buyer, all information including but not limited to taxes, location, permits, square footage, should be verified by buyers. Equal housing opportunity

19. 2025-06-10
    soldstatus $578,000
20. 2016-08-08
    soldstatus $190,000 Closed 144-char remark

    Show marketing remark (144 chars)

    Vacant Land In The Heart Of Greenport Village. A Rare Gem. Walk To Transportation, Shopping, And Dining. Close To Beaches, Vineyards, And Farms.

21. 2016-05-25
    status Under Contract 144-char remark

    Show marketing remark (144 chars)

    Vacant Land In The Heart Of Greenport Village. A Rare Gem. Walk To Transportation, Shopping, And Dining. Close To Beaches, Vineyards, And Farms.

22. 2015-07-22
    listed $189,000 New 144-char remark

    Show marketing remark (144 chars)

    Vacant Land In The Heart Of Greenport Village. A Rare Gem. Walk To Transportation, Shopping, And Dining. Close To Beaches, Vineyards, And Farms.

23. 2005-04-08
    soldstatus $195,000

ⓘ 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: $8,246 · $687/mo
• Projected year-2 tax: $14,677 · $1,223/mo
• Expected delta: +$6,431/yr (+$536/mo · 78.0%)

ⓘ 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) · 30% 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: $172,250
• − Mortgage interest: −$69,963
• − Property taxes: −$8,246
• − Insurance: −$6,245
• − Repairs & maintenance: −$13,780
• − Management: −$13,780
• − Depreciation: −$36,335
• Taxable income: $23,901
• Est. tax owed @ 24.0%: −$5,736
• After-tax cash flow: $37,252/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: Greenport Union Free School District
• NCES district ID: 3612840
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $54,490
• Composite: 45.25/100
• National rank: #5759
• State rank: #450 of 755 in NY

Livability — Greenport

• Score: 76/100
• State rank: #217
• US rank: #3399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenport, NY
• City population: 4,744
• Population (ZIP): 4,744

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 23% Two or more races 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 19% · Canada, China
• Languages at home: 69% English-only · Spanish 22% German/W. Germanic 3% 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: ▼ -143.97%
• Current HPI: 462.3431
• 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

+540.5% since first listed

9 events — show timeline

• 2026-03-10 Price Changed $1,249,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $1,499,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Listed $1,600,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-01 Coming Soon $1,600,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-10 Sold (Public Records) $578,000 Public Records
• 2016-08-08 Sold (MLS) $190,000 MLSLI
• 2016-05-25 Pending — MLSLI
• 2015-07-22 Listed $189,000 MLSLI
• 2005-04-08 Sold (Public Records) $195,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $8,246 · -13.7% YoY. Source: county tax records.