43 Howard Street Pricing Analysis

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