27 Jagger Ln · Westhampton, NY 11977

$2,400,000

2 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 346 Days on market

Built 1992 2.53 ac lot $1258/sqft · 76% above area ↓ 14% since listing

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Why this score? — see what drove the D 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).

• Appreciation +9.4/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Discover a charming waterfront haven at 27 Jagger Lane in Westhampton! This cozy 1,908 sq ft single story home offers 4 bedrooms, 2.5 bathrooms with an open floor plan situated on a sprawling 2.5 acre lot. With a generous 2600 sq ft footprint you can expand your living space to 5000 sq ft plus, giving you plenty of room to grow and customize. Enjoy direct water access, with future plans for a dock - ideal for those who love water adventures. The expansive lot provides endless possibilities for outdoor fun, pool, gardening or creating your personal sanctuary. This property is your gateway to Hampton living. Don't miss the chance to make it your own.

Key facts

• Expansive lot
• Open floor plan
• Direct water access

Tags

• OPEN FLOOR PLAN
• DIRECT WATER ACCESS
• EXPANSIVE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.03M (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.51M (37.0% below list).
• Recommended offer: $1.51M (37.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 9.1% in Westhampton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, schools D+, amenities 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: 63 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $15,125/mo this rent would consume 120% of the median local household income ($151k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $228k of equity ($17k loan paydown + $212k appreciation (8.8% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$366k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($2.11M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,512,478 (37.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 346 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 13.2

CMA / ARV

• ARV (median comp): $1,361,558
• List price: $2,400,000
• Delta: 76.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Wintergreen Ln	0.72mi	3/2.0 (+1)	1,947 (+2%)	3mo	$1,200,000	$616	56
79 Jagger Ln	0.62mi	3/2.0 (+1)	2,041 (+7%)	0mo	$1,760,000	$862	54
15 Windwood Ct	0.63mi	3/3.0 (+1)	2,072 (+9%)	6mo	$1,485,000	$717	42
24 Crestview Dr	0.55mi	3/2.5 (+1)	1,780 (-7%)	18mo	$890,000	$500	41
17 Heather Dr	0.62mi	3/2.5 (+1)	1,650 (-14%)	1mo	$1,350,000	$818	40
23 Sweetgrass Rd	0.56mi	3/2.0 (+1)	1,732 (-9%)	22mo	$1,537,500	$888	35

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

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.46×
• Total profit: $982,267
• Equity at exit: $1,959,783

10-year hold

• IRR: 17.7%
• Equity multiple: 5.40×
• Total profit: $2,958,302
• Equity at exit: $4,028,029

Cash invested: $672,000 (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 11977

• Home prices YoY: 2.3%
• Active inventory: 63
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $15,125 medium
• Mortgage (P&I): −$12,586
• Tax from tax record: −$456 /mo · $5,470/yr
• Insurance: −$1,000
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,176
• Net cashflow: $-2,093

Break-even live

Break-even rent $17,774

Max offer price $2,030,235

Occupancy floor —

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: $600,000
• Closing costs: $72,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	1d	1	0.51mi
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	1d	1	0.83mi
132 Point Rd Westhampton Beach, NY	3.0	3.0	1500	$15,000	$10.00	18d	1	1.28mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	18d	1	1.31mi
88 Point Rd Westhampton Beach, NY	3.0	2.0	2100	$18,000	$8.57	43d	1	1.32mi
7 Pond Point Rd Westhampton Beach, NY	3.0	2.5	1450	$25,000	$17.24	14d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $2,400,000 Active 346 DOM
2. 2026-06-17
   days on market $2,400,000 Active 345 DOM
3. 2026-06-16
   days on market $2,400,000 Active 344 DOM
4. 2026-06-15
   days on market $2,400,000 Active 343 DOM
5. 2026-06-13
   days on market $2,400,000 Active 341 DOM
6. 2026-06-09
   days on market $2,400,000 Active 337 DOM
7. 2026-06-08
   days on market $2,400,000 Active 336 DOM
8. 2026-06-07
   days on market $2,400,000 Active 335 DOM
9. 2026-06-04
   days on market $2,400,000 Active 332 DOM
10. 2026-06-03
    days on market $2,400,000 Active 331 DOM
11. 2026-06-02
    days on market $2,400,000 Active 330 DOM
12. 2026-06-01
    days on market $2,400,000 Active 329 DOM
13. 2026-05-31
    days on market $2,400,000 Active 328 DOM
14. 2025-07-31
    price $2,400,000 662-char remark

    Show marketing remark (662 chars)

    Discover a charming waterfront haven at 27 Jagger Lane in Westhampton! This cozy 1,908 sq ft single story home offers 4 bedrooms, 2.5 bathrooms with an open floor plan situated on a sprawling 2.5 acre lot. With a generous 2600 sq ft footprint you can expand your living space to 5000 sq ft plus, giving you plenty of room to grow and customize. Enjoy direct water access, with future plans for a dock - ideal for those who love water adventures. The expansive lot provides endless possibilities for outdoor fun, pool, gardening or creating your personal sanctuary. This property is your gateway to Hampton living. Don't miss the chance to make it your own.

15. 2025-07-07
    listed $2,800,000 Active 662-char remark

    Show marketing remark (662 chars)

    Discover a charming waterfront haven at 27 Jagger Lane in Westhampton! This cozy 1,908 sq ft single story home offers 4 bedrooms, 2.5 bathrooms with an open floor plan situated on a sprawling 2.5 acre lot. With a generous 2600 sq ft footprint you can expand your living space to 5000 sq ft plus, giving you plenty of room to grow and customize. Enjoy direct water access, with future plans for a dock - ideal for those who love water adventures. The expansive lot provides endless possibilities for outdoor fun, pool, gardening or creating your personal sanctuary. This property is your gateway to Hampton living. Don't miss the chance to make it your own.

ⓘ 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: $5,470 · $456/mo
• Projected year-2 tax: $23,015 · $1,918/mo
• Expected delta: +$17,545/yr (+$1,462/mo · 320.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 17 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: $181,497
• − Mortgage interest: −$134,437
• − Property taxes: −$5,470
• − Insurance: −$12,000
• − Repairs & maintenance: −$14,520
• − Management: −$14,520
• − Depreciation: −$69,818
• Taxable loss: −$69,268
• Est. tax savings @ 24.0%: +$16,624
• After-tax cash flow: $-8,494/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): 2,843
• Household income: $151,375
• Rent vs Own: 6.0% rent · 94.0% own
• Severe rent burden: 14.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Asian 3% Two or more races 2%
• Common ancestry: Scotch-Irish 3% Romanian 3% Subsaharan African 1%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 4% Korean 2%

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: ▲ 8.82%
• Current HPI: 391.8868
• 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

-14.3% since first listed

2 events — show timeline

• 2025-07-31 Price Changed $2,400,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-07 Listed $2,800,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-8.7%/yr

Latest (2022): $5,470 · +0.0% YoY. Source: county tax records.