729 Ent Ave · Westhampton, NY 11978

$774,999

3 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 23 Days on market

Built 1991 10,454 sqft lot Est $610k · 27% over

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Incredible opportunity to own a true piece of Long Island and American military history in the highly sought-after Hampton’s West Estates with property taxes under $3,000 a year. Originally developed over 80 years ago as housing for families connected to Francis S. Gabreski Air Base during World War II, this historic community is filled with charm, character, and a rich story unlike anything else on Long Island. The roads throughout the development were intentionally designed wider to accommodate military vehicles, creating a unique neighborhood layout and timeless feel that still stands out today. Located just minutes from world-famous Hampton beaches, vibrant Main Street shopping, w

Key facts

• Cedar front siding
• 0.24 acre lot
• Pool

Tags

• UNIQUE NEIGHBORHOOD LAYOUT
• RESORT-STYLE BACKYARD OASIS
• IN-GROUND SWIMMING POOL
• OVERSIZED BLACKTOP DRIVEWAY
• CEDAR FRONT SIDING
• FLOOR-TO-CEILING WINDOWS

Property features AI

Exterior

• Parking: Private driveway
• Utilities: Cesspool sewer; Cable available and connected; Electricity available and connected; Phone available; Public trash collection; Water available and connected
• Home design: Single family residence
• Construction: Frame construction; Full attic; Full basement
• Exterior features: In-ground private pool; Frame construction; Not waterfront; Additional parcel(s) included

Interior

• Kitchen: Range; Microwave; Refrigerator; Breakfast bar
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Breakfast bar; Formal dining room; High ceilings; Primary bathroom; Recessed lighting; Washer/dryer hookup
• Laundry & utility: Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $775k.

Deal economics

• At list price, monthly cash flow is $11k ($129k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $775k).
• Recommended offer: $763k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 9.1% in Westhampton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#969 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: housing C-, amenities F, commute F.
• Westhampton Beach Union Free School District (suburban): math 72% / reading 75% proficiency, ranked #81 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Westhampton Beach Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 356 students, 43% FRL); Westhampton Middle School (math 61% / reading 63%, grade B+, #136 of 729 statewide, top 20%, 434 students, 26% FRL); Westhampton Beach Senior High School (math 90% / reading 96%, grade A+, #147 of 1,100 statewide, top 14%, 964 students, 24% FRL).
• Market conditions: 112 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $19,501/mo this rent would consume 187% of the median local household income ($125k/yr) (locally 43% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $83k of equity ($5k loan paydown + $78k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $217k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$133k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($763k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $345k; list at $775k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $763,374 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.52% ✓
• Cap rate: 23.00%
• Cash-on-cash: 59.66%
• DSCR: 3.65
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $609,924
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
741 Hamilton Ave	0.17mi	3/2.0	1,288 (-13%)	1mo	$530,000	$411	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.9%
• Equity multiple: 6.11×
• Total profit: $1,109,102
• Equity at exit: $698,180

10-year hold

• IRR: 65.7%
• Equity multiple: 13.56×
• Total profit: $2,725,413
• Equity at exit: $1,505,653

Cash invested: $217,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $19,501 medium
• Mortgage (P&I): −$4,064
• Tax from tax record: −$229 /mo · $2,754/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,095
• Net cashflow: $10,789

Break-even live

Break-even rent $5,844

Max offer price $774,999

Occupancy floor 40%

Sensitivity live

Price	-10% $11,228	-5% $11,009	+0% $10,789	+5% $10,570	+10% $10,351
Rent	-10% $9,249	-5% $10,019	+0% $10,789	+5% $11,560	+10% $12,330
Rate	-1.0pp $11,180	-0.5pp $10,986	base $10,789	+0.5pp $10,588	+1.0pp $10,384

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	25d	1	1.11mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	25d	1	1.39mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	25d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $774,999 Active 23 DOM
2. 2026-06-17
   days on market $774,999 Active 22 DOM
3. 2026-06-16
   days on market $774,999 Active 21 DOM
4. 2026-06-15
   days on market $774,999 Active 20 DOM
5. 2026-06-13
   days on market $774,999 Active 18 DOM
6. 2026-06-09
   days on market $774,999 Active 14 DOM
7. 2026-06-08
   days on market $774,999 Active 13 DOM
8. 2026-06-07
   pricedays on market $774,999 Active 12 DOM
9. 2026-06-04
   days on market $734,999 Active 9 DOM
10. 2026-06-03
    days on market $734,999 Active 8 DOM
11. 2026-06-02
    days on market $734,999 Active 7 DOM
12. 2026-06-01
    days on market $734,999 Active 6 DOM
13. 2026-05-31
    days on market $734,999 Active 5 DOM
14. 2026-04-30
    listed $734,999 Active
15. 2018-04-24
    soldstatus $345,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,754 · $229/mo
• Projected year-2 tax: $7,926 · $660/mo
• Expected delta: +$5,172/yr (+$431/mo · 187.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $234,013
• − Mortgage interest: −$43,412
• − Property taxes: −$2,754
• − Insurance: −$3,875
• − Repairs & maintenance: −$18,721
• − Management: −$18,721
• − Depreciation: −$22,545
• Taxable income: $123,985
• Est. tax owed @ 24.0%: −$29,756
• After-tax cash flow: $99,715/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Westhampton Beach Union Free School District
• NCES district ID: 3631020
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 75% ▲ 3.00%
• Median HH income: $88,137
• Composite: 65.91/100
• National rank: #444
• State rank: #81 of 590 in NY

Livability — Westhampton

• Score: 60/100
• State rank: #969
• US rank: #18972

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westhampton, NY
• County: Suffolk County · 679,920 people
• City population: 2,843
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 4,705
• Household income: $125,179
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 43.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 1,505,262 people
• By 2030: 1,498,318 · -0.5%
• By 2040: 1,471,101 · -2.3%
• By 2050: 1,424,848 · -5.3%
• By 2075: 1,337,157 · -11.2%
• By 2100: 1,217,720 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 11% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Suffolk

• 2024 margin: Lean R (+10.0) · D 45.0% · R 55.0%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.0pp · 2024: -10.0pp
• All cycles: 2024: R+10.0 2020: R+0.0 2016: R+8.2 2012: D+2.9 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.02%
• Current HPI: 460.3964
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+113.0% since first listed

2 events — show timeline

• 2026-04-30 Listed $734,999 OneKey® MLS as Distributed by MLS Grid
• 2018-04-24 Sold (Public Records) $345,000 Public Records

Property tax history

+9.1%/yr

Latest (2024): $2,754 · +0.0% YoY. Source: county tax records.