116 W Tiana Rd · Hampton Bays, NY 11946

$1,099,000

4 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 3 Days on market

Built 1962 0.36 ac lot Est $858k · 28% 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Renovated Home with Style! Stunning, Spacious Park-like Backyard with Pergola and entertaining space. Mature Landscaping with Gorgeous Flower Beds. Hardwood floors throughout, Kitchen with soft-close cabinets, Stainless appliances, Master suite, plus 3 bedrooms. Located in Tiana Shores with membership available to Tiana Shores Association. Short distance to water, train, shops and more. Professional Pictures coming soon! Come see for yourself and you will fall in love!, Additional information: Appearance:Mint+++,Interior Features:Marble Bath

Key facts

• Landscape lighting
• Private beach
• Outdoor dining table

Tags

• BEAUTIFULLY LANDSCAPED
• HEATED POOL
• OUTDOOR DINING TABLE
• LANDSCAPE LIGHTING
• NATURAL LIGHT
• PRIVATE BEACH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Septic tank; Cable available; Electricity available
• Home design: Single family residence; Full attic
• Construction: Frame construction; Crawl space basement
• Exterior features: In-ground vinyl pool (private); No waterfront

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Kitchen island; Quartz/Quartzite counters
• Bedrooms: 7 total rooms (including bedrooms) — primary/ master downstairs
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: First-floor bedroom; First-floor full bathroom; Kitchen island; Open floorplan; Primary bathroom; Master suite on the main level; Quartz/Quartzite countertops; Recessed lighting; Storage
• Laundry & utility: Washer and dryer included; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $3k ($42k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.10M).
• Cap rate 10.1% 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); 173 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 $12,915/mo this rent would consume 116% 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 $8k of loan paydown is wiped out by about $33k 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 $308k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 $520k; list at $1.10M implies a 111% 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 $1,099,000

Questions for the listing agent

1. Built in 1962 — 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: 1.18% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $858,042
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Oakwood Rd	0.33mi	3/2.0 (-1)	1,300 (-0%)	14mo	$795,000	$612	63
10 Rolling Hill Rd	0.23mi	3/2.0 (-1)	1,400 (+7%)	13mo	$1,095,000	$782	58
3 Chestnut Ln	0.52mi	3/2.0 (-1)	1,323 (+1%)	16mo	$869,000	$657	52
27 Norwood Rd	0.22mi	4/2.0	1,468 (+12%)	17mo	$919,999	$627	51
8 Romana Dr	0.33mi	3/2.0 (-1)	1,118 (-14%)	1mo	$1,125,000	$1,006	51
43 West Tiana Rd	0.53mi	3/2.0 (-1)	1,248 (-4%)	12mo	$632,000	$506	49
16 Middle Rd	0.26mi	3/2.0 (-1)	1,130 (-14%)	11mo	$862,000	$763	47
8 Foxboro Rd	0.39mi	3/2.0 (-1)	1,495 (+14%)	4mo	$951,000	$636	45
77 Bellows Ter	0.38mi	3/1.5 (-1)	1,148 (-12%)	21mo	$680,000	$592	37
14 Jones Rd	0.52mi	3/2.0 (-1)	1,440 (+10%)	22mo	$1,120,000	$778	31

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: 8.7%
• Equity multiple: 1.36×
• Total profit: $110,367
• Equity at exit: $163,864

10-year hold

• IRR: 21.5%
• Equity multiple: 3.24×
• Total profit: $689,385
• Equity at exit: $95,021

Cash invested: $307,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $12,915 high
• Mortgage (P&I): −$5,763
• Tax from tax record: −$519 /mo · $6,233/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,712
• Net cashflow: $3,462

Break-even live

Break-even rent $8,532

Max offer price $1,099,000

Occupancy floor 68%

Sensitivity live

Price	-10% $4,085	-5% $3,774	+0% $3,462	+5% $3,151	+10% $2,840
Rent	-10% $2,442	-5% $2,952	+0% $3,462	+5% $3,973	+10% $4,483
Rate	-1.0pp $4,016	-0.5pp $3,742	base $3,462	+0.5pp $3,178	+1.0pp $2,888

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: $274,750
• Closing costs: $32,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 W Tiana Rd Hampton Bays, NY	3.0	1.5	900	$15,000	$16.67	46d	1	0.14mi
138 W Tiana Rd Hampton Bays, NY	3.0	1.0	1040	$16,000	$15.38	0d	1	0.20mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	0d	1	0.27mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	46d	1	0.27mi
168 W Tiana Rd Hampton Bays, NY	3.0	2.0	1004	$4,000	$3.98	46d	1	0.38mi
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	46d	1	0.64mi
58 Ocean Ave Hampton Bays, NY	3.0	2.0	1600	$10,000	$6.25	46d	1	0.92mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	26d	1	0.95mi
51 Ocean Ave Hampton Bays, NY	3.0	2.0	1200	$5,000	$4.17	46d	1	0.98mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	46d	1	1.37mi
4 E End Ave East Quogue, NY	3.0	1.0	976	$4,500	$4.61	46d	1	1.41mi

Listing history 3 events

1. 2026-06-21
   days on market $1,099,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $1,099,000 Active 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: $6,233 · $519/mo
• Projected year-2 tax: $12,403 · $1,034/mo
• Expected delta: +$6,170/yr (+$514/mo · 99.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $154,984
• − Mortgage interest: −$61,561
• − Property taxes: −$6,233
• − Insurance: −$5,495
• − Repairs & maintenance: −$12,399
• − Management: −$12,399
• − Depreciation: −$31,971
• Taxable income: $24,926
• Est. tax owed @ 24.0%: −$5,982
• After-tax cash flow: $35,568/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

+1094.6% since first listed

15 events — show timeline

• 2026-06-18 Listed $1,099,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-23 Sold (Public Records) $520,000 Public Records
• 2020-10-19 Sold (Public Records) $520,000 Public Records
• 2020-09-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-23 Sold (MLS) $520,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-14 Listed $485,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-20 Sold (Public Records) $346,000 Public Records
• 2015-06-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-03-27 Listed $343,000 OneKey® MLS as Distributed by MLS Grid
• 2015-02-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-02-12 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2015-02-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-08-09 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 1995-01-19 Sold (Public Records) $123,000 Public Records
• 1993-08-25 Sold (Public Records) $92,000 Public Records

Property tax history

+0.4%/yr

Latest (2024): $6,233 · +0.0% YoY. Source: county tax records.