28 Brittany Ln · Westhampton Beach, NY 11978

$840,000

2 bd · 2.0 ba · 1,447 sqft · Condo public records · 30 Days on market

Built 1987 $581/sqft · at area comps Est $849k · at est. $780/mo HOA · 5% of rent

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Why this score? — see what drove the A- 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
• ARV discount +8.0/15.0
• Schools +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take advantage of this rare opportunity to own a desirable unit in highly sought after Patio Villas condo community in Westhampton Beach. The main level offers a bright, open-concept great room with wood flooring, a dining area with sliding glass doors leading to a private deck, half bath and kitchen with all appliances. The second level offers a spacious primary en-suite bedroom with updated bath and an additional guest en-suite bedroom featuring a walk-in storage closet. The finished basement provides additional living space, a full bath and laundry room. Additional highlights include an attached one-car garage, access to community features which include a clubhouse with pool and coveted access to Westhampton Beach private beaches.

Key facts

• $780 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $840k.

Deal economics

• At list price, monthly cash flow is $6k ($70k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $840k).
• Recommended offer: $827k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 9.3% in Westhampton Beach — 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 64/100 on livability (#740 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools A; Watch: amenities F, commute F, cost of living 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.
• Market conditions: 112 active listings in the ZIP; 9 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 $15,676/mo this rent would consume 150% 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 $90k of equity ($6k loan paydown + $84k 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 $235k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$144k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($827k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $190k; list at $840k implies a 342% gain — meaningful room to come down on a strong offer.

Recommended offer $827,400 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.87% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.59%
• DSCR: 2.32
• GRM: 4.5

CMA / ARV

• ARV (median comp): $848,628
• List price: $840,000
• Delta: -1.02%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 46.8%
• Equity multiple: 4.52×
• Total profit: $827,543
• Equity at exit: $756,739

10-year hold

• IRR: 40.7%
• Equity multiple: 10.13×
• Total profit: $2,147,954
• Equity at exit: $1,631,935

Cash invested: $235,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $15,676 medium
• Mortgage (P&I): −$4,405
• Tax est. 1.5%: −$1,050 /mo · $12,600/yr
• Insurance: −$350
• HOA: −$780
• Vacancy / Maint / Mgmt: −$3,292
• Net cashflow: $5,799

Break-even live

Break-even rent $8,336

Max offer price $840,000

Occupancy floor 58%

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: $210,000
• Closing costs: $25,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	24d	1	0.19mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	44d	1	0.35mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	24d	1	0.64mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	0.93mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	0.93mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	24d	1	1.11mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	24d	1	1.17mi
3041 Mitchell Rd Westhampton Beach, NY	2.0	3.0	1550	$15,000	$9.68	44d	1	1.17mi
21 Summit Blvd Westhampton, NY	2.0	2.0	1200	$15,000	$12.50	44d	1	1.44mi

HOA detail condo

• Monthly dues: $780 · $9,360/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-15
   status Pending 743-char remark

   Show marketing remark (743 chars)

   Take advantage of this rare opportunity to own a desirable unit in highly sought after Patio Villas condo community in Westhampton Beach. The main level offers a bright, open-concept great room with wood flooring, a dining area with sliding glass doors leading to a private deck, half bath and kitchen with all appliances. The second level offers a spacious primary en-suite bedroom with updated bath and an additional guest en-suite bedroom featuring a walk-in storage closet. The finished basement provides additional living space, a full bath and laundry room. Additional highlights include an attached one-car garage, access to community features which include a clubhouse with pool and coveted access to Westhampton Beach private beaches.

2. 2026-04-14
   listed $840,000 Active 743-char remark

   Show marketing remark (743 chars)

   Take advantage of this rare opportunity to own a desirable unit in highly sought after Patio Villas condo community in Westhampton Beach. The main level offers a bright, open-concept great room with wood flooring, a dining area with sliding glass doors leading to a private deck, half bath and kitchen with all appliances. The second level offers a spacious primary en-suite bedroom with updated bath and an additional guest en-suite bedroom featuring a walk-in storage closet. The finished basement provides additional living space, a full bath and laundry room. Additional highlights include an attached one-car garage, access to community features which include a clubhouse with pool and coveted access to Westhampton Beach private beaches.

3. 2015-12-31
   historical
4. 2015-12-31
   historical
5. 2015-06-30
   listed $525,000
6. 2015-06-22
   listed $537,500
7. 1998-10-15
   soldstatus $190,000
8. 1995-04-13
   soldstatus $175,000
9. 1990-06-07
   soldstatus $216,000
10. 1989-04-20
    soldstatus $190,000

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

Taxation est. · year 1

• Rental income: $188,112
• − Mortgage interest: −$47,053
• − Property taxes: −$12,600
• − Insurance: −$4,200
• − Repairs & maintenance: −$15,049
• − Management: −$15,049
• − HOA: −$9,360
• − Depreciation: −$24,436
• Taxable income: $60,365
• Est. tax owed @ 24.0%: −$14,488
• After-tax cash flow: $55,100/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 Beach

• Score: 64/100
• State rank: #740
• US rank: #14093

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 Beach, NY
• County: Suffolk County · 679,920 people
• City population: 4,705
• 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

+342.1% since first listed

10 events — show timeline

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $840,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-06-30 Listed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-22 Listed $537,500 OneKey® MLS as Distributed by MLS Grid
• 1998-10-15 Sold (Public Records) $190,000 Public Records
• 1995-04-13 Sold (Public Records) $175,000 Public Records
• 1990-06-07 Sold (Public Records) $216,000 Public Records
• 1989-04-20 Sold (Public Records) $190,000 Public Records

Property tax history

-4.7%/yr

Latest (2025): $900 · +11.9% YoY. Source: county tax records.