79 School St · Hampton Bays, NY 11946

$999,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 82 Days on market

Built 2005 10,454 sqft lot Est $932k · 7% over

---

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 +20.3/30.0
• DSCR +6.4/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• ARV discount +4.3/15.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch home completely updated throughout with open concept living room, dining and kitchen, three bedrooms, two bathrooms plus a bonus room. Move in ready for your enjoyment. Located south of the highway, this home is close to all beaches, shopping, transportation etc. Don't miss this opportunity. Won't last in today's market., Additional information: Appearance:mnt

Key facts

• Open floor plan
• Office space
• Private oasis

Tags

• OPEN FLOOR PLAN
• NEWLY RENOVATED KITCHEN
• EXPANSIVE BACKYARD
• PRIVATE OASIS
• OFFICE SPACE
• UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $999k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $951k (4.8% below list).
• Recommended offer: $939k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.4% in Hampton Bays — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 173 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $9,515/mo this rent would consume 85% of the median local household income ($134k/yr) (locally 199% 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 $7k of loan paydown is wiped out by about $30k 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 $280k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($939k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $585k; list at $999k implies a 71% 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 $939,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.95% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $932,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Westerly Ct	0.21mi	3/1.0	1,276 (-9%)	6mo	$755,000	$592	70
10 Tramposh Ln	0.26mi	2/2.0 (-1)	1,400 (0%)	14mo	$710,000	$507	67
40 Donellan Rd	0.51mi	3/2.0	1,404 (+0%)	6mo	$935,000	$666	66
56 W Donellan Rd	0.51mi	3/2.0	1,340 (-4%)	1mo	$795,000	$593	64
18 Yale Dr	0.44mi	3/2.0	1,442 (+3%)	14mo	$999,999	$693	59
7 Harvard Dr	0.40mi	2/2.0 (-1)	1,228 (-12%)	2mo	$815,000	$664	51
38 Woodridge Rd	0.44mi	3/1.0	1,200 (-14%)	6mo	$825,000	$688	50
25 Lynncliff Rd	0.34mi	3/2.5	1,530 (+9%)	15mo	$825,100	$539	50
4 Bay View Dr W	0.36mi	3/2.0	1,600 (+14%)	9mo	$1,070,000	$669	47
9 Gravel Hill Rd	0.70mi	3/2.0	1,500 (+7%)	8mo	$765,000	$510	45
16 Lynn Ct	0.74mi	3/2.0	1,472 (+5%)	17mo	$998,000	$678	39
15 Yale Dr	0.46mi	3/2.0	1,200 (-14%)	19mo	$814,000	$678	34

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: -2.7%
• Equity multiple: 0.89×
• Total profit: $-30,268
• Equity at exit: $148,954

10-year hold

• IRR: 11.5%
• Equity multiple: 2.10×
• Total profit: $306,492
• Equity at exit: $86,375

Cash invested: $279,720 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 173
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $9,515 medium
• Mortgage (P&I): −$5,239
• Tax from tax record: −$581 /mo · $6,967/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,998
• Net cashflow: $1,281

Break-even live

Break-even rent $7,893

Max offer price $999,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,847	-5% $1,564	+0% $1,281	+5% $998	+10% $716
Rent	-10% $529	-5% $905	+0% $1,281	+5% $1,657	+10% $2,033
Rate	-1.0pp $1,784	-0.5pp $1,535	base $1,281	+0.5pp $1,022	+1.0pp $759

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Lynncliff Rd Hampton Bays, NY	3.0	2.0	1536	$27,000	$17.58	44d	1	0.12mi
37 Maryland Blvd Hampton Bays, NY	2.0	2.0	1640	$20,000	$12.20	44d	1	0.24mi
6 Long Ln Hampton Bays, NY	2.0	2.0	1163	$40,000	$34.39	25d	1	0.25mi
47 School St Hampton Bays, NY	4.0	3.0	1700	$25,000	$14.71	44d	1	0.25mi
40 Kyle Rd Hampton Bays, NY	3.0	2.0	1320	$5,000	$3.79	44d	1	0.31mi
38 Woodridge Rd Hampton Bays, NY	3.0	1.0	1398	$8,000	$5.72	25d	1	0.45mi
18 Maryland Blvd Unit 1429741P Hampton Bays, NY	3.0	3.0	1732	$7,475	$4.32	0d	1	0.52mi
111 Fanning Ave Hampton Bays, NY	3.0	2.0	1474	$20,000	$13.57	6d	1	0.60mi
121 Ponquogue Ave Hampton Bays, NY	3.0	3.0	1316	$27,000	$20.52	25d	1	0.60mi
41 Cormorant Dr Hampton Bays, NY	3.0	2.5	1874	$25,000	$13.34	19d	1	0.62mi
6 Lynn Ct Hampton Bays, NY	2.0	2.0	1212	$2,900	$2.39	44d	1	0.65mi
94 Bay Ave E Hampton Bays, NY	2.0	2.0	1000	$20,000	$20.00	16d	1	0.65mi
3 Foster Ave Hampton Bays, NY	2.0	2.0	1400	$5,000	$3.57	44d	1	0.67mi
7 Huckleberry Ln Hampton Bays, NY	4.0	2.5	1608	$15,000	$9.33	0d	1	0.67mi
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	25d	1	0.83mi
3 Debbie Trl Hampton Bays, NY	3.0	2.0	1375	$5,500	$4.00	21d	1	0.90mi
5 Ardmore Ct Hampton Bays, NY	3.0	2.0	1800	$28,000	$15.56	19d	1	0.94mi
18 Old Riverhead Rd Hampton Bays, NY	3.0	2.0	1056	$13,500	$12.78	25d	1	0.96mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	44d	1	1.01mi
229 Springville Rd Hampton Bays, NY	2.0	2.0	1200	$6,000	$5.00	19d	1	1.05mi
15 Gardners Ln Hampton Bays, NY	3.0	2.0	1665	$30,000	$18.02	19d	1	1.13mi
68 Foster Ave #12 Hampton Bays, NY	2.0	1.5	1125	$18,000	$16.00	44d	1	1.20mi
25 Gardners Ln Unit A Hampton Bays, NY	2.0	1.5	1000	$3,750	$3.75	25d	1	1.21mi
81 Foster Ave Hampton Bays, NY	4.0	3.5	1664	$25,000	$15.02	44d	1	1.30mi
12 Ridge Ln Hampton Bays, NY	2.0	1.0	900	$20,000	$22.22	44d	1	1.36mi
36 Nautilus Dr Hampton Bays, NY	3.0	1.5	1726	$36,000	$20.86	44d	1	1.39mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	25d	1	1.41mi

Listing history 20 events

1. 2026-04-08
   status Pending
2. 2026-01-16
   listed $999,000 Active
3. 2025-06-01
   historical $45,000
4. 2025-01-11
   listed $45,000
5. 2021-04-09
   soldstatus $585,000
6. 2021-03-18
   soldstatus $585,000 Closed 373-char remark

   Show marketing remark (373 chars)

   Ranch home completely updated throughout with open concept living room, dining and kitchen, three bedrooms, two bathrooms plus a bonus room. Move in ready for your enjoyment. Located south of the highway, this home is close to all beaches, shopping, transportation etc. Don't miss this opportunity. Won't last in today's market., Additional information: Appearance:mnt

7. 2020-12-23
   status Pending 373-char remark

   Show marketing remark (373 chars)

   Ranch home completely updated throughout with open concept living room, dining and kitchen, three bedrooms, two bathrooms plus a bonus room. Move in ready for your enjoyment. Located south of the highway, this home is close to all beaches, shopping, transportation etc. Don't miss this opportunity. Won't last in today's market., Additional information: Appearance:mnt

8. 2020-11-25
   status Active 373-char remark

   Show marketing remark (373 chars)

   Ranch home completely updated throughout with open concept living room, dining and kitchen, three bedrooms, two bathrooms plus a bonus room. Move in ready for your enjoyment. Located south of the highway, this home is close to all beaches, shopping, transportation etc. Don't miss this opportunity. Won't last in today's market., Additional information: Appearance:mnt

9. 2020-11-07
   historical 373-char remark

   Show marketing remark (373 chars)

   Ranch home completely updated throughout with open concept living room, dining and kitchen, three bedrooms, two bathrooms plus a bonus room. Move in ready for your enjoyment. Located south of the highway, this home is close to all beaches, shopping, transportation etc. Don't miss this opportunity. Won't last in today's market., Additional information: Appearance:mnt

10. 2020-10-31
    status Active 373-char remark

    Show marketing remark (373 chars)

    Ranch home completely updated throughout with open concept living room, dining and kitchen, three bedrooms, two bathrooms plus a bonus room. Move in ready for your enjoyment. Located south of the highway, this home is close to all beaches, shopping, transportation etc. Don't miss this opportunity. Won't last in today's market., Additional information: Appearance:mnt

11. 2020-10-16
    historical 373-char remark

    Show marketing remark (373 chars)

    Ranch home completely updated throughout with open concept living room, dining and kitchen, three bedrooms, two bathrooms plus a bonus room. Move in ready for your enjoyment. Located south of the highway, this home is close to all beaches, shopping, transportation etc. Don't miss this opportunity. Won't last in today's market., Additional information: Appearance:mnt

12. 2020-10-16
    status Active 373-char remark

    Show marketing remark (373 chars)

    Ranch home completely updated throughout with open concept living room, dining and kitchen, three bedrooms, two bathrooms plus a bonus room. Move in ready for your enjoyment. Located south of the highway, this home is close to all beaches, shopping, transportation etc. Don't miss this opportunity. Won't last in today's market., Additional information: Appearance:mnt

13. 2020-09-30
    historical 373-char remark

    Show marketing remark (373 chars)

    Ranch home completely updated throughout with open concept living room, dining and kitchen, three bedrooms, two bathrooms plus a bonus room. Move in ready for your enjoyment. Located south of the highway, this home is close to all beaches, shopping, transportation etc. Don't miss this opportunity. Won't last in today's market., Additional information: Appearance:mnt

14. 2020-07-07
    listed $599,000 Active 373-char remark

    Show marketing remark (373 chars)

    Ranch home completely updated throughout with open concept living room, dining and kitchen, three bedrooms, two bathrooms plus a bonus room. Move in ready for your enjoyment. Located south of the highway, this home is close to all beaches, shopping, transportation etc. Don't miss this opportunity. Won't last in today's market., Additional information: Appearance:mnt

15. 2015-11-21
    historical
16. 2015-09-15
    price $380,000
17. 2015-08-12
    price $430,000
18. 2015-07-09
    listed $380,000
19. 1992-02-21
    soldstatus $104,000
20. 1985-11-13
    soldstatus $118,000

ⓘ 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: $6,967 · $581/mo
• Projected year-2 tax: $11,925 · $994/mo
• Expected delta: +$4,958/yr (+$413/mo · 71.2%)

ⓘ 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 · 21 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: $114,180
• − Mortgage interest: −$55,960
• − Property taxes: −$6,967
• − Insurance: −$4,995
• − Repairs & maintenance: −$9,134
• − Management: −$9,134
• − Depreciation: −$29,062
• Taxable loss: −$1,072
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $15,631/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: 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

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 · 679,920 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: 199.0

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 (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%

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

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

+746.6% since first listed

20 events — show timeline

• 2026-04-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-01 Rental Removed $45,000 ONEKEY
• 2025-01-11 Listed for Rent $45,000 ONEKEY
• 2021-04-09 Sold (Public Records) $585,000 Public Records
• 2021-03-18 Sold (MLS) $585,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-11-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-11-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-10-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-10-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-10-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-09-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-07-07 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2015-11-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-09-15 Price Changed $380,000 BNYMLS
• 2015-08-12 Price Changed $430,000 BNYMLS
• 2015-07-09 Listed $380,000 OneKey® MLS as Distributed by MLS Grid
• 1992-02-21 Sold (Public Records) $104,000 Public Records
• 1985-11-13 Sold (Public Records) $118,000 Public Records

Property tax history

+2.9%/yr

Latest (2022): $6,967 · +0.0% YoY. Source: county tax records.