BETTER
OUTCOMES >
OUTCOMES >
OPEN HOUSE REPORT
Investor-grade data and insights
21 Madison St, Sag Harbor
Top Line: Highly Favorable.
Top scores across rental yield, appreciation, noise, sunlight, and living quality. Three 2/3 scores are less important at this price point.
32/36
Overall Score
Click any category to see the data
Rental income
3
$210K annual potential
▼
Peak season rate
$45K
July / month
Top 20% of Sag Harbor
Annual yield potential
$210K
Full season May–Oct
7.5% gross yield
Net yield (est.)
4.2%
After mgmt fees & costs
vs 2.8% Hamptons avg
May
$18K
Jun
$28K
Jul
$45K
Aug
$42K
Sep
$22K
Oct
$12K
Appreciation
3
+79% Sag Harbor 5yr · #1 market
▼
Sag Harbor 5yr
+79%
2020–2025 median
#1 Hamptons market
vs Hamptons avg
2.1×
Outperformance factor
Avg: +38% same period
Projected value (3yr)
$3.6M
At current trajectory
Est. +$801K gain
| Year | Sag Harbor median | YoY | Hamptons avg | Outperformance |
|---|---|---|---|---|
| 2021 | $1,450,000 | +42% | +38% | +4pts |
| 2022 | $1,875,000 | +29% | +18% | +11pts |
| 2023 | $2,222,500 | +18% | +5% | +13pts |
| 2024 | $2,492,500 | +12% | +8% | +4pts |
| 2025 | $2,850,000 | +14% | +11% | +3pts |
Expansion opportunity
2
~600sf addable before FAR limit
▼
Lot size
0.35 ac
15,246 sq ft
Current FAR usage
21%
Max: 25% (Sag Harbor)
Addable sq footage
~600sf
Pool house / studio only
Solar opportunity
3
5.4yr payback after incentives
▼
Install cost (net)
$19K
After NY state + federal ITC
$32K before incentives
Payback period
5.4 yr
$38K savings over 20 years
Roof orientation
South
Unobstructed — optimal
Sunlight
3
2,640 sun hrs/yr · +13% above avg
▼
Annual sun hours
2,640
vs 2,340 national avg
+13% above national avg
Primary orientation
South
Main living areas south-facing
Airbnb density
2
14 listings within 0.5mi
▼
Listings within 0.5mi
14
Active Airbnb / VRBO
Moderately competitive
Avg nightly rate nearby
$1,240
Comparable 4BR
Avg occupancy nearby
74%
This property est: 87%
Maintenance
3
$37,800/yr · 2018 build · low risk
▼
Annual maintenance
$37,800
1.35% of value
Deferred risk
Low
2018 build — no major systems due
Flood zone
Zone X
No flood insurance required
Ticks / Pests
3
Village location · low risk
▼
Tick risk
Low
Village location, paved surrounds
Commercial activity nearby
None
No bars, venues, high-traffic uses
Airplane noise
3
Outside EH Airport corridor entirely
▼
Flight path
Clear
Outside EH Airport corridor
Rental premium vs. corridor props
8–12%
~$3,400–$5,000 on July rate
Living / bedroom ratio
3
800sf/bedroom · above standard
▼
Living area per bedroom
800 sf
3,200sf / 4 bedrooms
Above standard (650sf)
Median street value
2
Madison St — good, not premier
▼
Street tier
2 / 3
Below Glover St / Bay St tier
Reflected in list price
Market context
3
Sag Harbor — #1 Hamptons market
▼
| Town | Median price | 5yr apprec. | Avg DOM | Verdict |
|---|---|---|---|---|
| Sag Harbor | $2,850,000 | +79% | 34 days | Buy |
| East Hampton | $3,500,000 | +38% | 61 days | Hold |
| Southampton Village | $4,340,000 | +30% | 72 days | Caution |
| Bridgehampton | $3,800,000 | +28% | 68 days | Hold |
| Water Mill | $3,200,000 | +11% | 94 days | Caution |
| Montauk | $2,100,000 | +5% | 88 days | Caution |
Publish Report
Report URL: