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47 Pheasant Rd
Score
0
Sag Harbor, NY

47 Pheasant Rd

5.2M
7 bd • 8 ba • 6,069 sf

This analysis was generated on 1/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

List Price

$5,195,500

Price/Sq.Ft

$856

Year Built

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

This 6,069 sqft property at 47 Pheasant Rd, Sag Harbor, offers exceptional value at $856.07/sqft, which is approximately 15% below the average luxury home price in the area ($1,000-$1,200/sqft). The 7-bedroom, 8-bathroom layout is ideal for large families or as a high-end vacation rental. Its location on Pheasant Road places it in a desirable, wooded area that offers privacy while still being close to Sag Harbor's amenities (approximately 2 miles from downtown). The property's modern design with large windows and wood exterior integrates beautifully with its natural surroundings, potentially adding a 10-15% premium to its value. The spacious lot, evidenced by the large front lawn, provides ample outdoor living space and room for potential additions like a pool, which could increase property value by 7-10%.

The Bad

The property's price point of $5,195,500 is significantly above the median home value in Sag Harbor (approximately $1.2 million as of 2021), limiting the potential buyer pool. The lack of listed features and detailed property description makes it difficult to assess the full range of amenities, potentially indicating missed opportunities in marketing. The unknown year built could be a concern, as older homes in the area often require significant updates to meet modern luxury standards, potentially costing $500,000 or more. The property's size and bedroom count may result in higher property taxes, estimated at $50,000-$70,000 annually based on similar properties in the area.

The Ugly

The high-end market in Sag Harbor can be volatile, with luxury properties often taking 6-12 months to sell. This property's price point puts it in direct competition with waterfront properties, which typically command a 20-30% premium. Without water views or direct beach access, it may struggle to justify its price tag to some buyers. The lack of information about utilities and systems is concerning, as upgrading or replacing HVAC, electrical, and plumbing in a home of this size could cost $150,000-$250,000. The property's location, while private, may be subject to noise from nearby Montauk Highway during peak seasons. Climate change considerations, including potential sea-level rise and increased storm intensity, could impact insurance costs and future resale value, with flood insurance potentially adding $5,000-$10,000 annually to ownership costs.

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Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

This property is best suited for high-net-worth individuals with annual incomes exceeding $1.5 million, based on traditional mortgage qualification ratios. It's ideal for buyers seeking a luxurious family compound or those looking to enter the high-end Hamptons rental market, where similar properties can command $50,000-$100,000 per month during peak season. The spacious layout and potential for customization make it attractive to those who value privacy and the ability to host large gatherings. Investors looking for long-term appreciation in the Hamptons market, which has seen average annual growth of 5-7% over the past decade, may find this property appealing.

Not For

This property is not suitable for first-time homebuyers or those seeking a modest vacation home in the Hamptons. With estimated monthly ownership costs (mortgage, taxes, insurance, maintenance) potentially exceeding $30,000, it's impractical for buyers with annual incomes below $1 million. The size and maintenance requirements make it unsuitable for those seeking a low-maintenance second home. Investors looking for immediate rental returns may find the high purchase price challenging to offset with rental income, especially considering the seasonal nature of the Hamptons market.
Demographics
Area Median Income

$100,577

Property History

Price History
Ownership Timeline
$4,750,000Financed
Sep 1, 2023
Edan Blaustein, Sharon BalusteinSideny H Hawthorne, Priscila Pinho
Deed
Non-Residential Arm's Length Transactions
$940,000Cash Purchase
Mar 26, 2021
Lisa Cosgrove, Cindy L CosgroveEldad Blaustein, Sharon Blaustein
Deed
Standard Sale (Purchase/Resales)
$97,500Cash Purchase
Nov 1, 2017
Lisa Cosgrove, Dawn BerkowskiLisa Cosgrove, Dawn Berkoski
Deed
Non-Arm's Length Transactions

Sunlight Analysis

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Sunlight Analysis

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Risk Assessment

Risk Analysis

Market volatility in the luxury segment poses a significant risk, with high-end Hamptons properties sometimes seeing 10-20% price fluctuations year-over-year. The unknown construction date raises concerns about potential hidden issues, including outdated systems or structural problems that could cost hundreds of thousands to address. Zoning laws in Sag Harbor are strict, potentially limiting future development or major changes to the property. The area's susceptibility to coastal storms and flooding could lead to increased insurance costs and potential property damage, with FEMA flood maps showing moderate to high risk in parts of Sag Harbor. Long-term climate change impacts could affect property values, with some models predicting a 5-10% decrease in value for non-waterfront properties in coastal areas over the next 30 years.

Cost & Affordability

Monthly Costs

Breakdown of estimated monthly expenses for this property

Monthly Payment
$0
* Estimated at 1% of home value annually. Actual costs may vary.
Not Included in Estimate
• Utilities (electricity, gas, water, internet)
• Home improvements and upgrades
• Landscaping and yard maintenance
• Pest control and home services
• Emergency repairs and replacements

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$5,196 monthly
$83 monthly

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Financials

Monthly Costs
Market Rent (7 bed)

$3,890

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Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Subject Property

Price
$5,195,500
Price/sqft
$856
Layout
7 bd•8 ba

Stats in the Area

Based on 1 comparable properties nearby

Average Price

$1,295,000

301.2%

Your price is 301.2% above average

Median Price

$1,295,000

301.2%

Based on 1 recent sales

Price per Sq.Ft

N/A

No price per sq.ft data available

Comparable Properties

4623 Noyac Road, Sag Harbor, NY 11963
Price: $1,295,000
Sq.Ft: N/A
Beds/Baths: N/A/N/A
$/Sq.Ft: N/A
Sale Date: 12/5/2024

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