352 Main St · Sag Harbor, NY 11963

$1,500,000

3 bd · 2.0 ba · 1,896 sqft · SingleFamily public records · 348 Days on market

Built 1869 7,405 sqft lot $791/sqft · 32% below area Est $2344k · 36% under

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Why this score? — see what drove the A+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• Schools +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the heart of Sag Harbor Village, 352 Main Street offers the rare opportunity to own a timeless 3-bedroom, 3-bath residence just moments from shops, restaurants, and the harbor. The home sits on a 0.17-acre lot and combines classic village charm with untapped potential.The light-filled interior features a cozy living area with fireplace, hardwood floors, and an open-concept layout ideal for entertaining. The eat-in kitchen leads to a spacious backyard with room for outdoor dining or a potential pool. While the home has solid bones, it presents a great opportunity for updates or renovation to match your vision and elevate its value.Located just blocks from the Sag Harbor Whaling Museum, John Jermain Library, and historic marinas, this property is a standout for buyers looking to invest in one of the most desirable and walkable villages in the Hamptons.

Key facts

• Spacious backyard
• Outdoor dining
• Cozy living area

Tags

• SPACIOUS BACKYARD
• OUTDOOR DINING
• POTENTIAL POOL
• LIGHT-FILLED INTERIOR
• COZY LIVING AREA
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $8k ($98k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.50M).
• Recommended offer: $1.32M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#427 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A; Watch: amenities F, commute F, cost of living F.
• Sag Harbor Union Free School District (suburban): math 54% / reading 70% proficiency, ranked #175 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.8%/yr); 65 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $23,457/mo this rent would consume 220% of the median local household income ($128k/yr) (locally 95% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $148k of equity ($10k loan paydown + $138k appreciation (9.2% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.2% appreciation + 8.0% rent growth), your $420k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$238k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 348 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $1.00M (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $510k; list at $1.50M implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1869 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,320,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1869 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.33%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $2,343,849
• List price: $1,500,000
• Delta: -36.00%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Palmer Ter	0.30mi	3/1.5	1,788 (-6%)	12mo	$2,725,000	$1,524	64
4538 Noyac Rd	0.41mi	3/2.5	1,870 (-1%)	20mo	$1,650,000	$882	60
263 Madison St	0.51mi	4/3.0 (+1)	2,000 (+6%)	12mo	$2,450,000	$1,225	48
300 Madison St	0.53mi	3/2.0	1,628 (-14%)	5mo	$1,855,000	$1,139	47
221 Redwood Rd	0.67mi	3/2.0	2,010 (+6%)	23mo	$1,451,000	$722	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.19% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 43.4%
• Equity multiple: 4.28×
• Total profit: $1,378,531
• Equity at exit: $1,263,270

10-year hold

• IRR: 40.2%
• Equity multiple: 10.38×
• Total profit: $3,940,404
• Equity at exit: $2,635,731

Cash invested: $420,000 (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 11963

• Home prices YoY: 1.9%
• Rents YoY: 10.8%
• Active inventory: 65
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $23,457 medium
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,500/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,926
• Net cashflow: $8,165

Break-even live

Break-even rent $13,122

Max offer price $1,500,000

Occupancy floor 60%

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 W Water St Sag Harbor, NY	3.0	2.0	1740	$40,000	$22.99	44d	1	0.61mi
1008 Middle Line Hwy Sag Harbor, NY	3.0	3.0	1904	$30,000	$15.76	1d	1	0.68mi
30 Denison Rd Sag Harbor, NY	3.0	2.0	2400	$45,000	$18.75	44d	1	0.73mi
15 Mount Misery Dr Sag Harbor, NY	3.0	3.0	1848	$25,000	$13.53	1d	1	1.09mi
15 Mount Misery Dr Sag Harbor, NY	3.0	3.0	1848	$75,000	$40.58	22d	1	1.09mi
47 Cliff Dr Sag Harbor, NY	3.0	2.0	1360	$8,000	$5.88	19d	1	1.15mi
4056 Noyack Rd Sag Harbor, NY	4.0	3.0	2323	$35,000	$15.07	22d	1	1.17mi
24 Brandywine Dr Sag Harbor, NY	4.0	3.0	2290	$75,000	$32.75	22d	1	1.28mi

Listing history 22 events

1. 2026-06-18
   days on market $1,500,000 Active 348 DOM
2. 2026-06-17
   price $1,500,000 Active 347 DOM
3. 2026-06-17
   days on market $1,788,000 Active 347 DOM
4. 2026-06-16
   days on market $1,788,000 Active 346 DOM
5. 2026-06-15
   days on market $1,788,000 Active 345 DOM
6. 2026-06-13
   days on market $1,788,000 Active 343 DOM
7. 2026-06-09
   days on market $1,788,000 Active 339 DOM
8. 2026-06-08
   days on market $1,788,000 Active 338 DOM
9. 2026-06-07
   days on market $1,788,000 Active 337 DOM
10. 2026-06-04
    days on market $1,788,000 Active 334 DOM
11. 2026-06-03
    days on market $1,788,000 Active 333 DOM
12. 2026-06-02
    days on market $1,788,000 Active 332 DOM
13. 2026-06-01
    days on market $1,788,000 Active 331 DOM
14. 2026-05-31
    days on market $1,788,000 Active 330 DOM
15. 2026-02-26
    price $1,788,000 873-char remark

    Show marketing remark (873 chars)

    Nestled in the heart of Sag Harbor Village, 352 Main Street offers the rare opportunity to own a timeless 3-bedroom, 3-bath residence just moments from shops, restaurants, and the harbor. The home sits on a 0.17-acre lot and combines classic village charm with untapped potential.The light-filled interior features a cozy living area with fireplace, hardwood floors, and an open-concept layout ideal for entertaining. The eat-in kitchen leads to a spacious backyard with room for outdoor dining or a potential pool. While the home has solid bones, it presents a great opportunity for updates or renovation to match your vision and elevate its value.Located just blocks from the Sag Harbor Whaling Museum, John Jermain Library, and historic marinas, this property is a standout for buyers looking to invest in one of the most desirable and walkable villages in the Hamptons.

16. 2026-01-05
    status Active 873-char remark

    Show marketing remark (873 chars)

    Nestled in the heart of Sag Harbor Village, 352 Main Street offers the rare opportunity to own a timeless 3-bedroom, 3-bath residence just moments from shops, restaurants, and the harbor. The home sits on a 0.17-acre lot and combines classic village charm with untapped potential.The light-filled interior features a cozy living area with fireplace, hardwood floors, and an open-concept layout ideal for entertaining. The eat-in kitchen leads to a spacious backyard with room for outdoor dining or a potential pool. While the home has solid bones, it presents a great opportunity for updates or renovation to match your vision and elevate its value.Located just blocks from the Sag Harbor Whaling Museum, John Jermain Library, and historic marinas, this property is a standout for buyers looking to invest in one of the most desirable and walkable villages in the Hamptons.

17. 2026-01-01
    historical 873-char remark

    Show marketing remark (873 chars)

    Nestled in the heart of Sag Harbor Village, 352 Main Street offers the rare opportunity to own a timeless 3-bedroom, 3-bath residence just moments from shops, restaurants, and the harbor. The home sits on a 0.17-acre lot and combines classic village charm with untapped potential.The light-filled interior features a cozy living area with fireplace, hardwood floors, and an open-concept layout ideal for entertaining. The eat-in kitchen leads to a spacious backyard with room for outdoor dining or a potential pool. While the home has solid bones, it presents a great opportunity for updates or renovation to match your vision and elevate its value.Located just blocks from the Sag Harbor Whaling Museum, John Jermain Library, and historic marinas, this property is a standout for buyers looking to invest in one of the most desirable and walkable villages in the Hamptons.

18. 2025-11-09
    price $1,988,000 873-char remark

    Show marketing remark (873 chars)

    Nestled in the heart of Sag Harbor Village, 352 Main Street offers the rare opportunity to own a timeless 3-bedroom, 3-bath residence just moments from shops, restaurants, and the harbor. The home sits on a 0.17-acre lot and combines classic village charm with untapped potential.The light-filled interior features a cozy living area with fireplace, hardwood floors, and an open-concept layout ideal for entertaining. The eat-in kitchen leads to a spacious backyard with room for outdoor dining or a potential pool. While the home has solid bones, it presents a great opportunity for updates or renovation to match your vision and elevate its value.Located just blocks from the Sag Harbor Whaling Museum, John Jermain Library, and historic marinas, this property is a standout for buyers looking to invest in one of the most desirable and walkable villages in the Hamptons.

19. 2025-08-27
    price $2,200,000 873-char remark

    Show marketing remark (873 chars)

    Nestled in the heart of Sag Harbor Village, 352 Main Street offers the rare opportunity to own a timeless 3-bedroom, 3-bath residence just moments from shops, restaurants, and the harbor. The home sits on a 0.17-acre lot and combines classic village charm with untapped potential.The light-filled interior features a cozy living area with fireplace, hardwood floors, and an open-concept layout ideal for entertaining. The eat-in kitchen leads to a spacious backyard with room for outdoor dining or a potential pool. While the home has solid bones, it presents a great opportunity for updates or renovation to match your vision and elevate its value.Located just blocks from the Sag Harbor Whaling Museum, John Jermain Library, and historic marinas, this property is a standout for buyers looking to invest in one of the most desirable and walkable villages in the Hamptons.

20. 2025-07-01
    listed $2,500,000 Active 873-char remark

    Show marketing remark (873 chars)

    Nestled in the heart of Sag Harbor Village, 352 Main Street offers the rare opportunity to own a timeless 3-bedroom, 3-bath residence just moments from shops, restaurants, and the harbor. The home sits on a 0.17-acre lot and combines classic village charm with untapped potential.The light-filled interior features a cozy living area with fireplace, hardwood floors, and an open-concept layout ideal for entertaining. The eat-in kitchen leads to a spacious backyard with room for outdoor dining or a potential pool. While the home has solid bones, it presents a great opportunity for updates or renovation to match your vision and elevate its value.Located just blocks from the Sag Harbor Whaling Museum, John Jermain Library, and historic marinas, this property is a standout for buyers looking to invest in one of the most desirable and walkable villages in the Hamptons.

21. 1999-06-25
    soldstatus $510,000
22. 1994-02-01
    soldstatus $195,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $281,487
• − Mortgage interest: −$84,023
• − Property taxes: −$22,500
• − Insurance: −$7,500
• − Repairs & maintenance: −$22,519
• − Management: −$22,519
• − Depreciation: −$43,636
• Taxable income: $78,789
• Est. tax owed @ 24.0%: −$18,909
• After-tax cash flow: $79,071/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: Sag Harbor Union Free School District
• NCES district ID: 3625380
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 70% ▲ 7.00%
• Median HH income: $81,547
• Composite: 55.69/100
• National rank: #1222
• State rank: #175 of 590 in NY

Livability — Sag Harbor

• Score: 70/100
• State rank: #427
• US rank: #7428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sag Harbor, NY
• County: Suffolk County · 679,920 people
• City population: 8,390
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 8,390
• Household income: $127,746
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 95.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 11% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 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: ▲ 9.19%
• Current HPI: 499.3304
• Rent YoY: ▲ 10.76%
• 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

+816.9% since first listed

8 events — show timeline

• 2026-02-26 Price Changed $1,788,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-09 Price Changed $1,988,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $2,200,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-01 Listed $2,500,000 OneKey® MLS as Distributed by MLS Grid
• 1999-06-25 Sold (Public Records) $510,000 Public Records
• 1994-02-01 Sold (Public Records) $195,000 Public Records

Property tax history

-7.4%/yr

Latest (2025): $1,325 · +0.0% YoY. Source: county tax records.