32 Atlantic Ave · Hampton Bays, NY 11946

$899,000

4 bd · 2.0 ba · 2,008 sqft · SingleFamily public records · 312 Days on market

Built 2005 Good condition 7,405 sqft lot $448/sqft · 18% below area Est $1.101M · 18% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 4-bedroom, 2-bathroom traditional home. Perfectly located south of the highway in Hampton Bays, this property offers both comfort and convenience with timeless charm. This home is a rare find as it has a full unfinished basement with 2-egress windows and a walk-out entrance. The first level features an open kitchen and living room with soaring ceilings, a wood burning fireplace, and an abundance of large windows that give the interior gorgeous natural light. On the same level, there are two large bedrooms and 1 full bath. On the second level, you will find one oversized bedroom with unique front and back windows creating a large versatile space, as well as a full bath and an additional bedroom and walk in linen closet. The outside offers 2 private side yards complete with kitchen access, a tranquil patio space and an outdoor shower. This home is truly turnkey with the opportunity to customize and make it your own! This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

Key facts

• Large windows
• Oversized bedroom
• Walk in linen closet

Tags

• OPEN KITCHEN
• WOOD BURNING FIREPLACE
• LARGE WINDOWS
• OVERSIZED BEDROOM
• WALK IN LINEN CLOSET
• FULL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $899k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $899k).
• Recommended offer: $791k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 210 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 56d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $10,347/mo this rent would consume 93% of the median local household income ($134k/yr) — 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 $6k of loan paydown is wiped out by about $27k 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 $252k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 312 days — a 12% lower offer ($791k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $100k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; list at $899k implies a 608% 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 $791,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 312 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. 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?
5. 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.
6. 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.
7. 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: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (median comp): $1,100,939
• List price: $899,000
• Delta: -18.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Shore Rd	0.19mi	4/3.5	2,000 (-0%)	2mo	$1,125,000	$563	83
8 Ocean Ave	0.25mi	3/2.5 (-1)	2,042 (+2%)	4mo	$898,000	$440	76
46 Neptune Ave	0.26mi	4/1.5	1,941 (-3%)	13mo	$850,000	$438	70
48 Ocean Ave	0.10mi	4/2.5	1,850 (-8%)	21mo	$1,050,000	$568	63
3 Neptune Ave	0.20mi	4/2.0	2,230 (+11%)	15mo	$1,020,000	$457	60
1 Gerald Ln	0.60mi	4/2.5	1,962 (-2%)	11mo	$970,000	$494	57
7 Cora Ct	0.40mi	5/3.0 (+1)	1,976 (-2%)	15mo	$900,000	$455	57
46 W Tiana Rd	0.60mi	4/3.0	1,984 (-1%)	18mo	$1,167,500	$588	51
5 Gerald Ln	0.63mi	4/2.5	2,028 (+1%)	22mo	$961,800	$474	49
44 E Tiana Rd	0.30mi	3/2.0 (-1)	2,202 (+10%)	24mo	$1,680,000	$763	45
8 Linda Ln	0.74mi	3/2.0 (-1)	1,932 (-4%)	19mo	$872,500	$452	38
13 Argonne Rd W Unit B	0.65mi	3/2.0 (-1)	2,114 (+5%)	22mo	$1,175,000	$556	38

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: 6.7%
• Equity multiple: 1.27×
• Total profit: $69,198
• Equity at exit: $134,044

10-year hold

• IRR: 19.9%
• Equity multiple: 3.05×
• Total profit: $514,887
• Equity at exit: $77,729

Cash invested: $251,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 3 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $1,270,000 ($656/sqft)
• Median days on market: 155 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 210
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $10,347 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$567 /mo · $6,801/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,173
• Net cashflow: $2,518

Break-even live

Break-even rent $7,159

Max offer price $899,000

Occupancy floor 71%

Sensitivity live

Price	-10% $3,027	-5% $2,773	+0% $2,518	+5% $2,264	+10% $2,009
Rent	-10% $1,701	-5% $2,109	+0% $2,518	+5% $2,927	+10% $3,336
Rate	-1.0pp $2,971	-0.5pp $2,747	base $2,518	+0.5pp $2,285	+1.0pp $2,048

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: $224,750
• Closing costs: $26,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Ocean Ave Hampton Bays, NY	3.0	2.0	1600	$10,000	$6.25	93d	1	0.14mi
61 Atlantic Ave Hampton Bays, NY	3.0	2.5	2130	$25,000	$11.74	55d	1	0.19mi
5 Hyler Dr Hampton Bays, NY	3.0	2.0	2000	$14,000	$7.00	68d	1	0.37mi
8 Hyler Dr Hampton Bays, NY	4.0	3.5	2808	$18,000	$6.41	93d	1	0.37mi
27 W Tiana Rd Hampton Bays, NY	5.0	5.0	3000	$22,000	$7.33	17d	1	0.51mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	73d	1	0.54mi
1A Gerald Ln Hampton Bays, NY	3.0	3.0	2200	$12,000	$5.45	4d	1	0.58mi
16 Grant Blvd Hampton Bays, NY	4.0	2.5	2300	$8,000	$3.48	64d	1	0.62mi
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	73d	1	0.76mi
35 Bay Ave W Hampton Bays, NY	4.0	3.0	2221	$28,000	$12.61	30d	1	0.80mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	8d	1	0.95mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	0d	1	0.95mi
18 Maryland Blvd Unit 1429741P Hampton Bays, NY	3.0	3.0	1732	$7,475	$4.32	48d	1	0.96mi
3 Harbor Rd Hampton Bays, NY	3.0	2.5	2500	$20,000	$8.00	8d	1	1.08mi
5 Ardmore Ct Hampton Bays, NY	3.0	2.0	1800	$22,500	$12.50	43d	1	1.17mi
5 Mill Race Hampton Bays, NY	4.0	2.5	3000	$15,000	$5.00	93d	1	1.17mi
30 Squires Blvd Hampton Bays, NY	5.0	3.0	2220	$25,000	$11.26	4d	1	1.19mi
48 Fanning Ave Hampton Bays, NY	4.0	2.5	2400	$12,500	$5.21	68d	1	1.21mi
47 School St Hampton Bays, NY	4.0	3.0	1700	$25,000	$14.71	93d	1	1.22mi
43 Homewood Dr Hampton Bays, NY	3.0	3.0	2553	$25,000	$9.79	0d	1	1.23mi
23 N Westbury Rd Hampton Bays, NY	4.0	3.5	2212	$12,000	$5.42	73d	1	1.27mi
58 Homewood Dr Hampton Bays, NY	4.0	3.0	2700	$25,000	$9.26	0d	1	1.31mi
14 Canal Way Hampton Bays, NY	3.0	3.0	2000	$59,000	$29.50	73d	1	1.32mi
10 Ginny Ln Hampton Bays, NY	4.0	3.5	2596	$30,000	$11.56	73d	1	1.33mi
69 School St Hampton Bays, NY	5.0	3.5	2242	$30,000	$13.38	4d	1	1.39mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$4,000	$1.73	0d	1	1.44mi
36 Nautilus Dr Hampton Bays, NY	3.0	1.5	1726	$36,000	$20.86	93d	1	1.44mi
4 Stuart Ct Hampton Bays, NY	3.0	3.0	2039	$18,000	$8.83	38d	1	1.49mi
60 Lynncliff Rd Hampton Bays, NY	3.0	2.0	1536	$27,000	$17.58	93d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $899,000 Active 312 DOM
2. 2026-08-06
   days on market $899,000 Active 310 DOM
3. 2026-08-05
   days on market $899,000 Active 309 DOM
4. 2026-08-04
   days on market $899,000 Active 308 DOM
5. 2026-08-03
   days on market $899,000 Active 307 DOM
6. 2026-07-31
   days on market $899,000 Active 304 DOM
7. 2026-07-30
   days on market $899,000 Active 303 DOM
8. 2026-07-30
   days on market $899,000 Active 302 DOM
9. 2026-07-28
   days on market $899,000 Active 301 DOM
10. 2026-07-26
    days on market $899,000 Active 299 DOM
11. 2026-07-24
    days on market $899,000 Active 297 DOM
12. 2026-07-23
    days on market $899,000 Active 296 DOM
13. 2026-07-22
    days on market $899,000 Active 295 DOM
14. 2026-07-21
    days on market $899,000 Active 294 DOM
15. 2026-07-20
    days on market $899,000 Active 293 DOM
16. 2026-07-18
    days on market $899,000 Active 291 DOM
17. 2026-07-18
    days on market $899,000 Active 290 DOM
18. 2026-07-16
    days on market $899,000 Active 289 DOM
19. 2026-07-15
    days on market $899,000 Active 288 DOM
20. 2026-07-14
    days on market $899,000 Active 287 DOM
21. 2026-07-13
    days on market $899,000 Active 286 DOM
22. 2026-07-13
    days on market $899,000 Active 285 DOM
23. 2026-07-11
    days on market $899,000 Active 284 DOM
24. 2026-07-10
    days on market $899,000 Active 283 DOM
25. 2026-07-09
    days on market $899,000 Active 282 DOM
26. 2026-07-07
    days on market $899,000 Active 280 DOM
27. 2026-07-06
    days on market $899,000 Active 279 DOM
28. 2026-07-06
    days on market $899,000 Active 278 DOM
29. 2026-07-05
    days on market $899,000 Active 277 DOM
30. 2026-07-03
    days on market $899,000 Active 276 DOM
31. 2026-07-02
    days on market $899,000 Active 275 DOM
32. 2026-07-01
    days on market $899,000 Active 274 DOM
33. 2026-06-30
    days on market $899,000 Active 273 DOM
34. 2026-06-29
    days on market $899,000 Active 272 DOM
35. 2026-06-28
    days on market $899,000 Active 271 DOM
36. 2026-06-27
    pricedays on market $899,000 Active 270 DOM
37. 2026-06-26
    days on market $929,000 Active 269 DOM
38. 2026-06-24
    days on market $929,000 Active 267 DOM
39. 2026-06-22
    days on market $929,000 Active 265 DOM
40. 2026-06-21
    days on market $929,000 Active 264 DOM
41. 2026-06-18
    days on market $929,000 Active 261 DOM
42. 2026-06-17
    days on market $929,000 Active 260 DOM
43. 2026-06-16
    days on market $929,000 Active 259 DOM
44. 2026-06-15
    days on market $929,000 Active 258 DOM
45. 2026-06-13
    days on market $929,000 Active 256 DOM
46. 2026-06-13
    days on market $929,000 Active 255 DOM
47. 2026-06-09
    days on market $929,000 Active 252 DOM
48. 2026-06-08
    days on market $929,000 Active 251 DOM
49. 2026-06-07
    days on market $929,000 Active 250 DOM
50. 2026-06-04
    days on market $929,000 Active 247 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: $6,801 · $567/mo
• Projected year-2 tax: $10,997 · $916/mo
• Expected delta: +$4,196/yr (+$350/mo · 61.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $124,161
• − Mortgage interest: −$50,358
• − Property taxes: −$6,801
• − Insurance: −$4,495
• − Repairs & maintenance: −$9,933
• − Management: −$9,933
• − Depreciation: −$26,153
• Taxable income: $16,488
• Est. tax owed @ 24.0%: −$3,957
• After-tax cash flow: $26,260/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $10,040–$30,120 screening

This well-maintained single-family home in Hampton Bays, NY, offers a good condition with minimal repairs needed. It's a great opportunity for an investor looking to make cosmetic improvements and enhance its curb appeal.

Components & finishes AI

Roof asphalt shingle · good

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract potential buyers ↑
• Both Interior touch-ups — Fresh paint and minor updates can make the interior more inviting and appealing ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Hampton Bays Elementary School F NY #1,361/2,108 Nat'l #17,861/41,679 Middle Hampton Bays Middle School F NY #522/729 Nat'l #8,497/14,009 High Hampton Bays High School A- NY #580/1,100 Nat'l #1,359/17,239

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

C Composite livability gradescore 68/100

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 · 1,505,262 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: 7% of renters

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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%

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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%

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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

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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

+848.0% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $929,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $960,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $985,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-06-30 Listed $535,000 OneKey® MLS as Distributed by MLS Grid
• 2003-10-09 Sold (Public Records) $127,000 Public Records
• 2003-05-19 Sold (Public Records) $98,000 Public Records

Property tax history

+1.2%/yr

Latest (2022): $6,801 · +0.0% YoY. Source: county tax records.