The house at 112 Ocean Avenue in Amityville, New York drives its value more from fame than from conventional real estate metrics. Widely known as the Amityville Horror house, it is a single-family, Dutch Colonial–style home whose market worth is tied to historical sales, tax records, and its status as a registered landmark rather than active haunted-tourism revenue. This evergreen profile explains ownership, assessed value, sale history, and location factors without sensational claims, focusing on verifiable data and long-term context.
Property Details and Location Factors
Located in Ocean Avenue within the Village of Amityville, the house is a roughly 4,200-square-foot, two-story Dutch Colonial built around 1920. Its footprint, lot size, and coastal proximity shape baseline value; the home sits about 200 to 300 feet from the Atlantic Ocean in a primarily residential neighborhood. Zoning, historic-preservation rules, and views of the water influence permitted use and replacement cost. The design features six bedrooms, multiple baths, and finished living space that can affect insurable value and reconstruction estimates.
Ownership History and Notable Transfers
The property changed hands multiple times, often amid media attention. A concise timeline of key ownership and transfer events is shown below.
Key Ownership and Transfer Events
| Date or Period | Event | Why It Matters |
|---|---|---|
| 1970s (pre-1974) | Ronald and Barbara DeFeo owned the home | The basis of the original horror narrative; the 1974 murders occurred here |
| 1975 | George and Kathy Lutz purchased the house (reportedly early 1976) | Brought widespread publicity; the claimed paranormal experiences fueled legend |
| 1977 or shortly after | Lutz family sold the property | Early transfer after the story circulated, stigmatized the address |
| 1980s–2000s | Multiple ownership changes, often private sales | Limited public disclosure; property remained on the market at times |
| 2010 | Jeffrey M. McDannold acquired the house at auction for about $95,000 | Auction reflected distressed-sale pricing amid long-standing stigma |
| 2018 | McDannold listed the home in the low millions and took offers | Listed price emphasized fame and renovation potential; actual sold price was not independently confirmed by public records |
| 2023 | McDannold sold the property for about $1.35 million | buyer confirmation and sale date based on reported public records
These transfers illustrate how stigma, media cycles, and renovation costs can depress transaction prices relative to comparable seaside properties. Public sale prices are often estimates; precise amounts may come from deeds that are not fully accessible in all jurisdictions.
Assessed Value vs. Market Listing Expectations
Municipal tax assessments and real estate listings show two different lenses on worth. Assessments prioritize uniformity and tax base stability; listings reflect perceived market potential and renovation demands.
Assessment and Tax Records Snapshot
| Metric | Estimate or Range | Context |
|---|---|---|
| Assessed value (recent municipal estimate) | Approximately $1.1 million to $1.3 million | Used for property tax calculation; varies by jurisdiction reassessment schedule |
| Property tax rate (example) | Approximately 1% to 2% annually | Illustrative range; actual rate depends on local levies and exemptions |
| Insurance replacement estimate | Several million dollars for full rebuild | Driven by coastal construction costs, historic specifications, and code upgrades |
| Notable listing price (2018) | Reported in the low millions | Included premium for fame and renovation budget; not a reliable market indicator |
| 2023 sale price | About $1.35 million | Reported transaction amount; subject to closing details and potential concessions |
In practice, the house is worth what a buyer will pay and a seller will accept under informed terms. For this property, that price is heavily influenced by its story, required work, and limited buyer pool, not just nearby comps.
Market Comparisons and Comps Challenges
Traditional comps analysis is complicated by stigma, unique features, and infrequent sales. Comparable seaside homes in Amityville or nearby villages rarely share the same notoriety or interior condition.
Comparison Factors
- Size and scale: 4,200+ square feet places it in a premium size bracket for the area.
- Coastal proximity: Views and ocean access usually add value, but distance (200–300 ft) moderates the premium.
- Historic character: Dutch Colonial architecture can attract buyers seeking period detail, offset by dated systems.
- Stigma impact: Infamous address can deter conventional buyers and reduce bidding competition.
- Renovation needs: Estimated costs can run into the hundreds of thousands of dollars, affecting net economic value.
Because so few similar properties sell under these exact conditions, any single comp should be treated as directional rather than definitive.
Valuation Approaches and Their Limits
Appraisers typically use three approaches—sales comparison, cost, and income—but each has limits for a property like this.
Approach Considerations
- Sales comparison: Requires reliable, similar sold data; scarcity of true comparables weakens accuracy.
- Cost approach: Useful for reconstruction estimates, but does not account for site-specific stigma or fame.
- Income approach: Relevant only if the property were used commercially (e.g., museum or event space), which is rare and typically requires special permits.
Most owner-occupants and lenders rely on a blend of assessed value, recent sale information, and professional appraisal within a negotiated purchase agreement. For 112 Ocean Avenue, the outcome often hinges on the buyer’s tolerance for renovation and the property’s reputation.
Ownership, Stigma, and Practical Takeaways
Current owners may value the house differently than outside observers do. For them, the property might represent historical interest, a long-term investment, or a personal project, rather than a pure financial instrument. Would-be buyers should consider additional costs beyond the purchase price, including environmental assessments, code compliance, and potential limitations on use.
- Title and disclosure: Expect detailed disclosure about the property’s history and any known issues.
- Purchase structure: Cash offers or specialized financing are more common due to perceived risk.
- Renovation budgeting: Plan for significant capital improvements before modern occupancy.
- Market exposure: Limited buyer demand can extend marketing time and affect liquidity.
Because records can evolve with reassessments and new sales, treating the value as a range informed by the latest deeds, assessments, and professional inspections is more practical than relying on a single number.
Bottom Line
The Amityville Horror house is an outlier property: high on cultural notoriety, low on typical desirability. Its worth is best understood as a range driven by tax assessments around $1–1.3 million, a 2023 sale near $1.35 million, and significant costs to make it market-ready. For this address, economic value is inseparable from story, condition, and the local market’s appetite for complicated residential assets.
FAQ
Reader questions
Is the house actually worth the reported millions?
Not in purely transactional terms for most buyers. The high list prices you may see often include a premium for fame and reflect asking expectations rather than closed-sale evidence. In practice, sold prices have been closer to the low millions, influenced by required investments and the property’s limited audience.
Can I get a mortgage on the property?
Yes, but lenders may be cautious due to the property’s stigma, potential appraisal complexities, and higher perceived risk. Specialized financing or substantial cash is more typical.
How does the location affect value?
Proximity to the ocean can add value, but the exact premium is tempered by distance, zoning, and the neighborhood character. The school district, municipal services, and resale demand in Amityville also influence worth.
Are there revenue opportunities for the property?
Commercial use as a museum or event venue is highly constrained by zoning, historic regulations, and neighborhood context. Most owners treat it as a private residence subject to significant renovation needs.
Should I base an offer on online estimates?
No. Online estimates are often broad ranges. A data-backed comparative market analysis from a local agent, plus an independent appraisal and professional inspection, provides a much clearer basis for offer decisions.