1260 Main Rd · Jamesport, NY 11901

$695,000

2 bd · 1.0 ba · 1,395 sqft · SingleFamily public records · 26 Days on market

Built 1968 0.70 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right in and start your North Fork dream today—this home is truly turn-key. Impeccably renovated and expanded in 2022 by a highly regarded architect in collaboration with Gabrielsen Builders, this contemporary Jamesport retreat offers effortless living in the heart of the North Fork. Set back over 130 feet on a lush, tree-filled . 70-acre lot, the home combines modern comfort, thoughtful design, and immediate access to some of the area’s most beloved amenities. Inside, 1,330 square feet of light-filled living space features a vaulted ceiling, white-oak hardwood floors, and double-paned Andersen windows. The chef’s kitchen is equipped with top-of-the-line appliances, i

Key facts

• Gas central heating
• Renovated in 2022
• Chef's kitchen

Tags

• RENOVATED IN 2022
• TREE-FILLED LOT
• CHEF'S KITCHEN
• NEW ROOF
• ON-DEMAND HOT WATER SYSTEM
• GAS CENTRAL HEATING

Property features AI

Exterior

• Parking: Five total parking spaces; Driveway; Garage with garage door opener; On-street parking; Unpaved parking
• Security: Smoke detector(s)
• Utilities: Electric service by PSEG; Natural gas connected; Water connected; Septic tank; Cable connected; Phone available; Public trash collection; Electricity connected
• Home design: Single-family residence; One story; Actual property condition
• Construction: Built with foam insulation; Shingle siding; Block and concrete perimeter foundation
• Exterior features: Garden; Mailbox; Rain gutters; Shed(s); Patio; Landscaped front yard; Near public transit; Near shops

Interior

• Kitchen: Convection oven; Dishwasher; Electric oven; Gas range; Microwave; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances; Quartz/Quartzite counters; Open kitchen
• Bedrooms: One bedroom on the first floor
• Flooring: Hardwood floors; Ceramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Central air with ductwork; Forced air heating; Natural gas heating; Ducts; Tankless water heater
• Interior features: First-floor bedroom and full bath; Beamed ceilings; Bidet; Cathedral ceilings; Ceiling fans; Entrance foyer; High ceilings; His and hers closets; Open floor plan; Open kitchen; Quartz/Quartzite counters; Recessed lighting; Smart thermostat; Storage; Skylight(s); Patio
• Laundry & utility: Washer and dryer included; Washer hookup; Gas dryer hookup; Laundry located in hall, inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $695k.

Deal economics

• At list price, monthly cash flow is $10k ($115k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $695k).
• Recommended offer: $685k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#1,185 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• Riverhead Central School District (suburban): math 34% / reading 48% proficiency, ranked #489 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Aquebogue Elementary School (math 47% / reading 57%, grade C-, #988 of 2,108 statewide, top 49%, 474 students, 40% FRL); Riverhead Middle School (math 18% / reading 35%, grade F, #594 of 729 statewide, top 81%, 827 students, 57% FRL); Riverhead Senior High School (math 80% / reading 86%, grade A, #440 of 1,100 statewide, top 40%, 2,001 students, 52% FRL).
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Riverhead Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 188 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $21k 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 $195k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($685k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $311k; list at $695k implies a 123% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $684,575 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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.
4. 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.
5. 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: 2.64% ✓
• Cap rate: 22.77%
• Cash-on-cash: 58.86%
• DSCR: 3.62
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.5%
• Equity multiple: 3.55×
• Total profit: $495,652
• Equity at exit: $103,627

10-year hold

• IRR: 62.4%
• Equity multiple: 7.25×
• Total profit: $1,215,896
• Equity at exit: $60,091

Cash invested: $194,600 (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 11901

• Home prices YoY: -29.5%
• Active inventory: 188
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $18,366 medium
• Mortgage (P&I): −$3,645
• Tax from tax record: −$1,030 /mo · $12,360/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,857
• Net cashflow: $9,545

Break-even live

Break-even rent $6,284

Max offer price $695,000

Occupancy floor 43%

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Scallop Ln South Jamesport, NY	3.0	2.0	1285	$25,000	$19.46	43d	1	1.16mi
7 Eileen Cir Jamesport, NY	3.0	2.0	1572	$10,000	$6.36	19d	1	1.41mi

Listing history 8 events

1. 2026-04-21
   status Pending
2. 2026-04-09
   price $695,000
3. 2026-03-24
   listed $765,000 Active
4. 2025-12-03
   price $765,000
5. 2025-10-28
   price $798,000
6. 2025-09-12
   listed $850,000 Active
7. 2021-03-29
   soldstatus $311,000
8. 2002-03-18
   soldstatus $182,000

ⓘ 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: $12,360 · $1,030/mo
• Projected year-2 tax: $12,360 · $1,030/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 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: $220,386
• − Mortgage interest: −$38,931
• − Property taxes: −$12,360
• − Insurance: −$3,475
• − Repairs & maintenance: −$17,631
• − Management: −$17,631
• − Depreciation: −$20,218
• Taxable income: $110,140
• Est. tax owed @ 24.0%: −$26,434
• After-tax cash flow: $88,101/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: Riverhead Central School District
• NCES district ID: 3624690
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 48% ▲ 13.00%
• Median HH income: $61,607
• Composite: 36.38/100
• National rank: #4683
• State rank: #489 of 590 in NY

Livability — Jamesport

• Score: 46/100
• State rank: #1185
• US rank: #26497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamesport, NY
• City population: 716
• Population (ZIP): 32,921

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 52% Hispanic / Latino 29% Two or more races 14% Black 11% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Iranian 1% Portuguese 1%
• Foreign-born: 25% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 26% Other Indo-European 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: ▼ -182.60%
• Current HPI: 436.7781
• 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

+281.9% since first listed

8 events — show timeline

• 2026-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $695,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listed $765,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $765,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Price Changed $798,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-12 Listed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-29 Sold (Public Records) $311,000 Public Records
• 2002-03-18 Sold (Public Records) $182,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $12,360 · +0.0% YoY. Source: county tax records.