Suffolk County • 1 ZIP Code
Eastport, NY, a coastal community of approximately 8,500 residents, attracts a mix of retirees, seasonal workers, and low‑to‑middle income families. The median household income sits at $48,200, and the renter population accounts for roughly 62% of all households, with Studio and 1‑bedroom units dominating the market. Key employment sectors include maritime logistics, tourism, and small‑scale manufacturing, with the Port Authority and local hotel chains providing the largest share of jobs. Population trends show a modest 1.2% annual growth, driven by retirees purchasing second homes and young professionals relocating for lower cost of living. Vacancy rates in 2026 are steady at 4.2%, slightly below the state average of 4.8%, indicating healthy demand. Year‑over‑year rent growth reached 5.6% between FY 2025 and FY 2026, outpacing the national average of 3.9%. Overall, the market remains stable, supported by a resilient local economy and a growing influx of subsidized tenants through Section 8 programs. Investors benefit from predictable cash flow, low vacancy risk, and a supportive regulatory environment that encourages affordable housing initiatives.
Eastport’s real estate price points offer attractive entry for both new and seasoned investors. Single‑family homes in the 11941 ZIP range command market values between $260,000 and $415,000, while duplexes and triplexes typically sell for $500,000 to $780,000. A typical 2‑bedroom unit purchased at $310,000 can yield an average gross rent of $2,330 per month, translating to a pre‑expense yield of 7.9% and a net yield of approximately 6.2% after 8% management fees and 1.5% maintenance reserve. Appreciation in Eastport has averaged 4.2% annually over the past five years, providing a solid secondary upside. The most productive ZIP code is 11941 itself, where waterfront lots command a premium, and the area’s proximity to the ferry terminal boosts demand for 1‑ and 2‑bedroom rentals. Investors should target 2BR and 3BR multifamily and single‑family homes with ample parking, as these units command the highest occupancy. Turnkey properties above $350,000 offer immediate cash flow, while rehab projects between $200,000 and $260,000 can deliver 12‑month ROI once renovated. A mixed strategy—acquiring a core portfolio of turnkey duplexes and supplementing with a small number of high‑yield, low‑risk single‑family renovations—maximizes cash flow while mitigating vacancy risk. Additionally, the low property taxes—averaging $1,200 annually—further improve cash‑flow margins, making Eastport an attractive long‑term holding for income‑focused investors seeking stable returns.
Neighborhood‑level variations in Eastport are pronounced: the waterfront corridor near the marina commands higher rents and faster appreciation, while inland sections near the historic district offer lower entry prices but steadier occupancy. Tenant screening must prioritize a minimum credit score of 650, a debt‑to‑income ratio below 35%, and a verifiable income of at least 3× the monthly rent. Property‑management costs average 8.5% of gross rent, with an additional 1.2% allocated for routine maintenance. A prudent maintenance reserve of 1.5% of the purchase price per year covers unexpected repairs, while a 0.5% reserve for capital improvements is advisable for multi‑unit assets. Risk factors include periodic flooding due to the low‑lying shoreline and limited public transit, which can affect long‑term desirability. However, the city’s robust Section 8 program and the growing retiree market mitigate vacancy risk. Long‑term appreciation is projected at 3.5% annually over the next decade, driven by limited supply and increasing demand for affordable, walkable housing.