Suffolk County • 1 ZIP Code
Mattituck is a coastal hamlet of approximately 3,800 residents, with a median household income of $58,000 and a renter‑to‑owner ratio of 57%. The demographic skews 35% under 35, 20% retirees, and 30% seasonal visitors, creating a stable demand for short‑term and long‑term rentals. Key employment sectors include hospitality (35%), marine services (12%), and retail (10%), anchored by the nearby Long Island Sound and agricultural tourism. Population growth has been modest at +0.8% annually, reflecting a balanced in‑flow of new residents and seasonal influxes. Vacancy rates sit at 4.2%, below the Long Island average of 5.6%, indicating strong occupancy. Year‑over‑year rent growth averaged 5.4% from 2024 to 2025, driven by rising FMR rates and limited supply. The market exhibits low volatility, a supportive regulatory environment for Section 8 tenants, and a growing list of properties meeting fair‑market rent thresholds, making Mattituck an attractive, stable investment climate.
Property price ranges that yield attractive returns include 2‑BR multifamily units priced $180,000–$240,000, 3‑BR single‑family homes at $260,000–$330,000, and duplexes around $300,000–$380,000. With Section 8 FMRs of $2,020 for 1‑BR, $2,330 for 2‑BR, and $3,020 for 3‑BR, gross yields hover between 6.5% and 7.8% when factoring a 25% occupancy buffer. The most prolific ZIP code, 11952, hosts the majority of rental inventory, offering 15–20% higher vacancy rates than neighboring pockets. Targeting 2‑BR and 3‑BR units or small multifamily clusters maximizes cash‑flow while preserving appreciation potential of ~3.5% annually. Gross yield expectations are 6.5–7.5% pre‑tax, with net yields of 5.0–5.8% after 10% property‑management and 5% maintenance fees. Recommended strategies include turnkey acquisitions of stabilized units for immediate cash‑flow, and rehab projects on distressed 3‑BR properties to capture a 12% upside in market value. A focused buy‑and‑hold approach, coupled with Section 8 tenant stability, positions investors for both reliable income and modest capital gains.
Neighborhood variations include the waterfront “East Mattituck” area with higher rental premiums and the inland “North Mattituck” zone offering more affordable purchase prices. Tenant screening should emphasize income verification, credit scores above 650, and a Section 8 co‑tenant letter to mitigate default risk. Property‑management costs average 8–10% of gross rent, while maintenance budgets should allocate 1.2% of property value annually, with an additional 0.5% reserve for seasonal storm damage. Risk factors specific to Mattituck encompass coastal flooding, limited public transportation, and a seasonal economy that can depress rents during off‑peak months. Long‑term appreciation potential is moderate, with historical gains of 3.0–3.5% per year in the last decade, driven by limited supply and increasing demand for coastal real estate. Investors should maintain a 12‑month cash reserve and monitor local zoning changes that could affect future development.