43 Howard Street Pricing Analysis At the Breitenbach Advisory Team, we believe in transparent, data-oriented approach to pricing. We also incorporate buyer and market trends into the pricing of the exclusive listings in our portfolio. For any property we are exclusively retained to market, we like to present an in-depth pricing analysis of the property that is available to any buyer or real estate agent interested in the property. Below you will find a comprehensive analysis of 43 Howard Street or as it is known - The Captain Cartwright House. This analysis will include an overview of the pricing of 43 Howard Street and relative data charts. Any additional comments or questions, please feel free to reach out to me directly.
Matt Breitenbach Breitenbach Advisory Team
43 Howard Street Pricing Analysis 43 Howard Street is currently asking $1,359 per foot for an extremely high-end new, turn-key Sag Harbor Village residence on Howard Street. The most similar comparable properties to 43 Howard’s level of construction are most notably the 2 homes Stephen Gambrel sold (43 Howard Street & 27 Suffolk Street), 23 Suffolk Street (designed by David Kleinberg), and 232 Main Street. These homes all traded at an average of $1,520 per foot. When you add in other new construction homes of lesser quality that have traded in Sag Harbor Village you are looking at $1,538 per foot average. That makes the $1,359 per foot asking price of 43 Howard Street look very appetizing for someone looking at a pound for pound value in Sag Harbor Village. 43 Howard’s main value add is the unicorn nature of the property. You cannot build a home this large and have a site plan the way 43 Howard is laid out in this area of the village ever again. At 5,000 sq. ft. 43 Howard is larger than the average new construction home that has traded in the village. The walkout lower level is also another very unique and special characteristics of the home. The lower levels towering ceilings and incredible bonus room coupled with the walkout lower level towards the pool area and builtin kitchen - is something that you can never recreate. The ample yard space, large pool, and incredible stone masonry, and mature landscaping only add to the overall experience. By the numbers, 43 Howard is actually priced below average yet you are getting the best new construction quality home currently available in the village.
43 Howard Street Pricing Analysis N E W CO N ST RU C T I O N S O L D I N T H E V I L L AG E Address
Acreage
Square Feet
Built
Sold Price
Sold Date
New Construction
Price/Ft
232 Main Street
.33
4,800
2018
$6,265,000
11/2018
Yes
$1,305
27 Suffolk Street
.22
3,442
2018
$6,500,000
1/2019
Yes
$1,888
23 Suffolk Street
.38
6,200
2018
$8,800,000
9/2019
Yes
$1,419
97 Glover Street
.48
4,557
2016
$5,200,000
6/2018
Yes
$1,141
245 Main Street
.34
3,442
2017
$5,500,000
5/2018
Yes
$1,598
42 Howard Street
.43
5,387
2017
$7,900,000
5/2017
Yes
$1,466
100 Bay Street
.46
5,000
2016
$5,575,000
5/2018
Yes
$1,115
Average
.3771428571
4,690
-
$6,534,286
-
-
$1,538
S O L D O N H O WA R D S T R E E T Address
Acreage
Square Feet
Built
Sold Price
Sold Date
New Construction
Price/Ft
42 Howard Street
.43
5,387
2017
$7,900,000
5/2017
Yes
$1,466
31 Howard Street
.31
2,975
1994
$4,750,000
3/2019
No
$1,597
22 Howard Street
.20
1,512
1991
$2,040,000
12/2018
No
$1,349
18 Howard Street
.23
2,433
2016
$3,850,000
4/2017
No
$1,582
27 Howard Street
.12
1,301
1991
$1,250,000
5/2018
No
$961
Average
.215
2,055
-
$2,972,500
5/2018
-
$1,391
AC T I V E CO M P E T I T I O N Address
Acreage
Square Feet
Built
Asking Price
Sold Date
New Construction
Price/Ft
278 Main Street
2.26
3,950
2019
$6,250,000
-
Yes
$1,582
20 Union Street
2.3
5,900
2017
$13,500,000
-
Yes
$2,288
130 Madison Street 2.2
2,916
2018
$5,295,000
-
No
$1,816
94 Franklin Avenue .38
5,400
2019
$4,945,000
-
Yes
$916
6 Union Street
1.00
4,860
2019
$6,995,000
-
Yes
$1,439
38 Howard Street
.10
1,515
2018
$1,999,999
-
Yes
$1,320
Average
1.37333333
4,090
-
$6,497,500
-
-
$1,560
R E C E N T LY I N C O N T R A C T Address
Acreage
Square Feet
Built
Last Asking Price
Sold Date
New Construction
Price/Ft
43 Suffolk Street
.40
7,000
2018
$7,995,000
-
Yes
$1,142
Average
.40
7,000
2018
$7,995,000
-
-
$1,142
SUBJECT PROPERT Y Address
Acreage
Square Feet
Built
Sold Price
Sold Date
New Construction
Price/Ft
43 Howard Street
.21
5,000
2019
$6,795,000
-
Yes
$1,359
The Breitenbach Advisory Team 631.255.6221 breitenbachadvisory@compass.com www.breitenbachadvisory.com