3 Hyler Dr · Hampton Bays, NY 11946

$995,000

3 bd · 2.0 ba · 1,857 sqft · SingleFamily public records · 63 Days on market

Built 1991 0.30 ac lot $536/sqft · 6% below area Est $1059k · 6% under

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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 +19.6/30.0
• ARV discount +10.2/15.0
• DSCR +6.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WATERFRONT VIBES Tucked away on a peaceful waterfront canal between Hampton Bays and East Quogue, this charming 3-bedroom, 2-bath home offers an incredible opportunity to create your dream coastal retreat. With direct water access right from your backyard, enjoy kayaking, paddleboarding, or simply relaxing by the water whenever you choose. Set in a serene location with scenic canal views and easy access to the open bay, this property is perfect for year-round living, a weekend getaway, or investment potential. The existing home provides comfortable living space with endless possibilities to update, expand, or customize to your vision. Whether you're seeking tranquility, adventure, or future upside, the potential here is truly amazing and unlimited. Ideally located near beaches, marinas, dining, shopping, and all the best of the Hamptons lifestyle, this is a rare chance to own waterfront property in a highly desirable area for this price.

Key facts

• Near beaches
• Scenic canal views
• Waterfront canal

Tags

• WATERFRONT CANAL
• DIRECT WATER ACCESS
• SCENIC CANAL VIEWS
• EASY ACCESS TO OPEN BAY
• NEAR BEACHES
• NEAR MARINAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $995k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/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 $942k (5.3% below list).
• Recommended offer: $935k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents rising fast (+16.1%/yr); 172 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $9,421/mo this rent would consume 84% 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 $279k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($935k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $510k; list at $995k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $935,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 0.95% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $1,058,785
• List price: $995,000
• Delta: -6.02%
• 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
48 Ocean Ave	0.31mi	4/2.5 (+1)	1,850 (-0%)	19mo	$1,050,000	$568	62
58 Ocean Ave	0.26mi	3/2.0	1,600 (-14%)	4mo	$910,000	$569	62
8 Ocean Ave	0.63mi	3/2.5	2,042 (+10%)	2mo	$898,000	$440	50
46 W Tiana Rd	0.33mi	4/3.0 (+1)	1,984 (+7%)	17mo	$1,167,500	$588	50
46 Neptune Ave	0.63mi	4/1.5 (+1)	1,941 (+4%)	11mo	$850,000	$438	47
82 W Tiana Rd	0.67mi	4/2.0 (+1)	1,800 (-3%)	20mo	$755,000	$419	42

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: -6.0%
• Equity multiple: 0.76×
• Total profit: $-65,584
• Equity at exit: $148,358

10-year hold

• IRR: 8.8%
• Equity multiple: 1.82×
• Total profit: $228,685
• Equity at exit: $86,029

Cash invested: $278,600 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 172
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $9,421 medium
• Mortgage (P&I): −$5,218
• Tax from tax record: −$664 /mo · $7,973/yr
• Insurance: −$415
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,978
• Net cashflow: $719

Break-even live

Break-even rent $8,511

Max offer price $995,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,283	-5% $1,001	+0% $719	+5% $438	+10% $156
Rent	-10% $-25	-5% $347	+0% $719	+5% $1,091	+10% $1,464
Rate	-1.0pp $1,220	-0.5pp $972	base $719	+0.5pp $461	+1.0pp $199

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Hyler Dr Hampton Bays, NY	3.0	2.0	2000	$14,000	$7.00	19d	1	0.01mi
61 Atlantic Ave Hampton Bays, NY	3.0	2.5	2130	$25,000	$11.74	6d	1	0.20mi
58 Ocean Ave Hampton Bays, NY	3.0	2.0	1600	$10,000	$6.25	44d	1	0.25mi
45 Bellows Ter Unit B Hampton Bays, NY	4.0	2.0	1722	$7,000	$4.07	44d	1	0.66mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	25d	1	0.75mi
6 Rolling Hill Rd Hampton Bays, NY	3.0	3.0	1697	$18,000	$10.61	0d	1	0.83mi
16 Grant Blvd Hampton Bays, NY	4.0	2.5	2300	$8,000	$3.48	15d	1	0.84mi
2 Fairview Rd Hampton Bays, NY	2.0	1.0	1440	$17,500	$12.15	18d	1	0.98mi
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	25d	1	1.11mi
35 Bay Ave W Hampton Bays, NY	4.0	3.0	2221	$15,000	$6.75	18d	1	1.14mi
10 Foxboro Rd Hampton Bays, NY	4.0	2.5	2308	$17,000	$7.37	44d	1	1.21mi
15 Birchwood Ln East Quogue, NY	3.0	3.0	1635	$5,000	$3.06	44d	1	1.30mi
18 Maryland Blvd Unit 1429741P Hampton Bays, NY	3.0	3.0	1732	$7,475	$4.32	0d	1	1.32mi
5 Ardmore Ct Hampton Bays, NY	3.0	2.0	1800	$28,000	$15.56	19d	1	1.46mi
121 Ponquogue Ave Hampton Bays, NY	3.0	3.0	1316	$27,000	$20.52	25d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $995,000 Active 63 DOM
2. 2026-06-17
   days on market $995,000 Active 62 DOM
3. 2026-06-16
   days on market $995,000 Active 61 DOM
4. 2026-06-15
   days on market $995,000 Active 60 DOM
5. 2026-06-13
   days on market $995,000 Active 58 DOM
6. 2026-06-13
   days on market $995,000 Active 57 DOM
7. 2026-06-09
   days on market $995,000 Active 54 DOM
8. 2026-06-08
   days on market $995,000 Active 53 DOM
9. 2026-06-07
   days on market $995,000 Active 52 DOM
10. 2026-06-04
    days on market $995,000 Active 49 DOM
11. 2026-06-03
    days on market $995,000 Active 48 DOM
12. 2026-06-02
    days on market $995,000 Active 47 DOM
13. 2026-06-01
    days on market $995,000 Active 46 DOM
14. 2026-05-31
    days on market $995,000 Active 45 DOM
15. 2026-04-16
    listed $995,000 Active 951-char remark

    Show marketing remark (951 chars)

    WATERFRONT VIBES Tucked away on a peaceful waterfront canal between Hampton Bays and East Quogue, this charming 3-bedroom, 2-bath home offers an incredible opportunity to create your dream coastal retreat. With direct water access right from your backyard, enjoy kayaking, paddleboarding, or simply relaxing by the water whenever you choose. Set in a serene location with scenic canal views and easy access to the open bay, this property is perfect for year-round living, a weekend getaway, or investment potential. The existing home provides comfortable living space with endless possibilities to update, expand, or customize to your vision. Whether you're seeking tranquility, adventure, or future upside, the potential here is truly amazing and unlimited. Ideally located near beaches, marinas, dining, shopping, and all the best of the Hamptons lifestyle, this is a rare chance to own waterfront property in a highly desirable area for this price.

16. 2020-09-08
    soldstatus $510,000
17. 2020-07-30
    soldstatus $510,000 Closed 466-char remark

    Show marketing remark (466 chars)

    This Updated Open Floor plan Ranch is larger than it appears, Vaulted Ceilings in the Living Room, Eat In Kitchen w/SS Appliances, Custom Cabinetry, Farm house Sink, Dining Room, Den w/wood burning fireplace, Master w/Bath and Walk-in Closet, 2 Bedrooms, Updated Family Bath. Newer Roof, Windows, In-ground Sprinklers, Driveway all Situated on a Canal., Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:,Separate Hotwater Heater:yes

18. 2020-07-30
    soldstatus $510,000 Closed

    Show marketing remark (466 chars)

    This Updated Open Floor plan Ranch is larger than it appears, Vaulted Ceilings in the Living Room, Eat In Kitchen w/SS Appliances, Custom Cabinetry, Farm house Sink, Dining Room, Den w/wood burning fireplace, Master w/Bath and Walk-in Closet, 2 Bedrooms, Updated Family Bath. Newer Roof, Windows, In-ground Sprinklers, Driveway all Situated on a Canal., Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:,Separate Hotwater Heater:yes

19. 2020-06-23
    status Active
20. 2020-06-22
    status Active 466-char remark

    Show marketing remark (466 chars)

    This Updated Open Floor plan Ranch is larger than it appears, Vaulted Ceilings in the Living Room, Eat In Kitchen w/SS Appliances, Custom Cabinetry, Farm house Sink, Dining Room, Den w/wood burning fireplace, Master w/Bath and Walk-in Closet, 2 Bedrooms, Updated Family Bath. Newer Roof, Windows, In-ground Sprinklers, Driveway all Situated on a Canal., Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:,Separate Hotwater Heater:yes

21. 2020-04-29
    status Pending
22. 2020-04-28
    status Pending 466-char remark

    Show marketing remark (466 chars)

    This Updated Open Floor plan Ranch is larger than it appears, Vaulted Ceilings in the Living Room, Eat In Kitchen w/SS Appliances, Custom Cabinetry, Farm house Sink, Dining Room, Den w/wood burning fireplace, Master w/Bath and Walk-in Closet, 2 Bedrooms, Updated Family Bath. Newer Roof, Windows, In-ground Sprinklers, Driveway all Situated on a Canal., Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:,Separate Hotwater Heater:yes

23. 2020-03-20
    price $519,000

    Show marketing remark (466 chars)

    This Updated Open Floor plan Ranch is larger than it appears, Vaulted Ceilings in the Living Room, Eat In Kitchen w/SS Appliances, Custom Cabinetry, Farm house Sink, Dining Room, Den w/wood burning fireplace, Master w/Bath and Walk-in Closet, 2 Bedrooms, Updated Family Bath. Newer Roof, Windows, In-ground Sprinklers, Driveway all Situated on a Canal., Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:,Separate Hotwater Heater:yes

24. 2020-03-20
    price $519,000 466-char remark

    Show marketing remark (466 chars)

    This Updated Open Floor plan Ranch is larger than it appears, Vaulted Ceilings in the Living Room, Eat In Kitchen w/SS Appliances, Custom Cabinetry, Farm house Sink, Dining Room, Den w/wood burning fireplace, Master w/Bath and Walk-in Closet, 2 Bedrooms, Updated Family Bath. Newer Roof, Windows, In-ground Sprinklers, Driveway all Situated on a Canal., Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:,Separate Hotwater Heater:yes

25. 2019-10-16
    price $549,000 466-char remark

    Show marketing remark (466 chars)

    This Updated Open Floor plan Ranch is larger than it appears, Vaulted Ceilings in the Living Room, Eat In Kitchen w/SS Appliances, Custom Cabinetry, Farm house Sink, Dining Room, Den w/wood burning fireplace, Master w/Bath and Walk-in Closet, 2 Bedrooms, Updated Family Bath. Newer Roof, Windows, In-ground Sprinklers, Driveway all Situated on a Canal., Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:,Separate Hotwater Heater:yes

26. 2019-10-15
    price $549,000
27. 2019-08-31
    listed $569,000 New 466-char remark

    Show marketing remark (466 chars)

    This Updated Open Floor plan Ranch is larger than it appears, Vaulted Ceilings in the Living Room, Eat In Kitchen w/SS Appliances, Custom Cabinetry, Farm house Sink, Dining Room, Den w/wood burning fireplace, Master w/Bath and Walk-in Closet, 2 Bedrooms, Updated Family Bath. Newer Roof, Windows, In-ground Sprinklers, Driveway all Situated on a Canal., Additional information: Business Located At:,Interior Features:Lr/Dr,Rental Income:,Separate Hotwater Heater:yes

28. 2019-08-27
    listed $569,000 New

ⓘ 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: $7,973 · $664/mo
• Projected year-2 tax: $12,394 · $1,033/mo
• Expected delta: +$4,421/yr (+$368/mo · 55.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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: $113,054
• − Mortgage interest: −$55,735
• − Property taxes: −$7,973
• − Insurance: −$10,094
• − Repairs & maintenance: −$9,044
• − Management: −$9,044
• − Depreciation: −$28,945
• Taxable loss: −$7,782
• Est. tax savings @ 24.0%: +$1,868
• After-tax cash flow: $10,499/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

+74.9% since first listed

14 events — show timeline

• 2026-04-16 Listed $995,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-08 Sold (Public Records) $510,000 Public Records
• 2020-07-30 Sold (MLS) $510,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-30 Sold (MLS) $510,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-06-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-04-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-04-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-03-20 Price Changed $519,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-20 Price Changed $519,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-16 Price Changed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-15 Price Changed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-31 Listed $569,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-27 Listed $569,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2022): $7,973 · +0.0% YoY. Source: county tax records.