910 New Suffolk Ave · Mattituck, NY 11952

$1,050,000

3 bd · 2.5 ba · 2,039 sqft · SingleFamily · 11 Days on market

Built 1912 0.25 ac lot $515/sqft · at area comps Est $1061k · 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 +9.3/10.0
• ARV discount +7.9/15.0
• Schools +6.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Idyllic Craftsman Retreat. Gracefully perched above James Creek and a tranquil saltwater pond, this pristine 3-bedroom, 2.5-bath Craftsman home is a rare sanctuary. Gather by one of two gas fireplaces, cook and entertain in the gourmet kitchen, and dine in a sunlit garden room that opens to an expansive deck with breathtaking views. Terraced rear gardens offer quiet moments among nature, while thoughtful features like a dedicated library/office, walk-in pantry and laundry, porte-cochere, CAC and full-house natural gas generator provide year round comfort and ease. Steps from Love Lane, the Hampton Jitney, restaurants, tasting rooms and all north fork creature comforts.

Key facts

• 0.25 acre lot
• Parking
• Built 1912

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Septic tank; Electricity connected; On-site generator
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Waterfront property; Frame construction

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: 11 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Baseboard heating; Hot water heating; Natural gas heating
• Interior features: First-floor full bathroom; Built-in features; Eat-in kitchen; Kitchen island; Deck and porch
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.05M).
• Cap rate 12.1% vs local median 4.0% in Mattituck — 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 70/100 on livability (#461 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B+; Watch: housing C-, amenities F, commute F.
• Mattituck-Cutchogue Union Free School District (suburban): math 69% / reading 68% proficiency, ranked #127 of 590 in NY (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Mattituck-Cutchogue Elementary School (math 65% / reading 68%, grade B+, #575 of 2,108 statewide, top 27%, 453 students, 37% FRL); Mattituck Junior-Senior High School (math 74% / reading 72%, grade B+, #670 of 1,100 statewide, top 61%, 548 students, 0% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: 49 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $7k of loan paydown is wiped out by about $32k 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 $294k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,050,000

Questions for the listing agent

1. Built in 1912 — 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 A-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: 1.43% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.62%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (median comp): $1,060,569
• List price: $1,050,000
• Delta: -1.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Wickham Ave	0.22mi	3/2.0	2,127 (+4%)	3mo	$735,000	$346	78
2500 Ole Jule Ln	0.37mi	4/2.0 (+1)	2,200 (+8%)	8mo	$940,000	$427	56
4235 Camp Mineola Rd	0.71mi	4/2.0 (+1)	2,072 (+2%)	8mo	$1,580,000	$763	50
250 Kraus Rd	0.36mi	4/2.5 (+1)	1,800 (-12%)	12mo	$879,000	$488	49
380 Luptons Point Rd	0.71mi	3/2.5	1,950 (-4%)	16mo	$1,200,000	$615	46
655 Horton Ave	0.65mi	3/3.0	2,316 (+14%)	23mo	$852,500	$368	26

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: 12.9%
• Equity multiple: 1.52×
• Total profit: $151,515
• Equity at exit: $156,558

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $545,973
• Equity at exit: $90,785

Cash invested: $294,000 (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 11952

• Home prices YoY: -17.2%
• Active inventory: 49
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $15,000 medium
• Mortgage (P&I): −$5,506
• Tax from tax record: −$855 /mo · $10,260/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,150
• Net cashflow: $5,051

Break-even live

Break-even rent $8,606

Max offer price $1,050,000

Occupancy floor 61%

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 Luptons Point Rd Mattituck, NY	4.0	2.5	2700	$6,000	$2.22	44d	1	0.74mi
610 Park Ave Mattituck, NY	4.0	2.0	1900	$44,000	$23.16	24d	1	0.89mi
705 Maple Ln Mattituck, NY	3.0	2.0	1800	$3,700	$2.06	44d	1	1.01mi
19000 Main Rd Mattituck, NY	4.0	2.5	2000	$15,000	$7.50	44d	1	1.08mi

Listing history 20 events

1. 2026-05-11
   status Pending 677-char remark
2. 2026-05-01
   listed $1,050,000 Active 677-char remark
3. 2026-04-28
   historical $1,050,000 677-char remark
4. 2025-08-07
   price $1,095,000
5. 2025-08-07
   price $1,100,000
6. 2025-06-04
   listed $1,250,000 Active
7. 2025-05-30
   status Active
8. 2025-05-30
   historical
9. 2025-05-30
   historical
10. 2025-05-16
    listed $1,250,000 Active
11. 2025-05-15
    historical
12. 2022-02-10
    soldstatus $935,000
13. 2021-12-01
    soldstatus $935,000 Closed
14. 2021-10-13
    status Pending
15. 2021-10-02
    historical
16. 2021-09-08
    price $949,000
17. 2021-09-06
    listed $849,000 Active
18. 2021-09-06
    historical $849,000
19. 1991-07-19
    soldstatus $162,500
20. 1986-05-09
    soldstatus $125,000

ⓘ 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: $10,260 · $855/mo
• Projected year-2 tax: $14,002 · $1,167/mo
• Expected delta: +$3,743/yr (+$312/mo · 36.5%)

ⓘ 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) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 19 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: $180,000
• − Mortgage interest: −$58,816
• − Property taxes: −$10,260
• − Insurance: −$5,250
• − Repairs & maintenance: −$14,400
• − Management: −$14,400
• − Depreciation: −$30,545
• Taxable income: $46,329
• Est. tax owed @ 24.0%: −$11,119
• After-tax cash flow: $49,496/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: Mattituck-Cutchogue Union Free School District
• NCES district ID: 3600021
• Math proficiency: 69% ▼ -3.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $84,164
• Composite: 61.4/100
• National rank: #765
• State rank: #127 of 590 in NY

Livability — Mattituck

• Score: 70/100
• State rank: #461
• US rank: #8015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mattituck, NY
• City population: 4,749
• Population (ZIP): 4,749

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 16% Subsaharan African 5% Scotch-Irish 3%
• Foreign-born: 12% · Canada
• Languages at home: 84% English-only · Russian/Polish/Slavic 6% Spanish 5% 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: ▼ -94.04%
• Current HPI: 453.8895
• 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

+740.0% since first listed

20 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $1,050,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $1,050,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-07 Price Changed $1,095,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-07 Price Changed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-04 Listed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-16 Listed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-15 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2022-02-10 Sold (Public Records) $935,000 Public Records
• 2021-12-01 Sold (MLS) $935,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-10-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-09-08 Price Changed $949,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-06 Listed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-06 Coming Soon $849,000 OneKey® MLS as Distributed by MLS Grid
• 1991-07-19 Sold (Public Records) $162,500 Public Records
• 1986-05-09 Sold (Public Records) $125,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $10,260 · +0.0% YoY. Source: county tax records.