39 Tanners Neck Ln · Westhampton, NY 11977

$1,849,999

4 bd · 3.0 ba · 1,981 sqft · SingleFamily public records · 91 Days on market

Built 2005 0.67 ac lot $934/sqft · 28% above area Est $1441k · 28% 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 +28.9/30.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• 1% rule +6.9/10.0
• 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 MLS

Located south of the highway on a private flag-lot, this updated post-modern home offers an open layout with abundant natural light from oversized windows and skylights. The first floor includes a living room with hardwood floors and a wood-burning fireplace, an updated kitchen with custom countertops and stainless steel appliances, and two bedrooms including a junior ensuite. Sliding glass doors lead to the in-ground pool and landscaped yard. The second floor features the primary bedroom, primary bath, and an additional bedroom connected by an open walkway. Outdoor amenities include a built-in pool, outdoor shower, and private driveway, with convenient access to Main Street and Dune Road. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

Key facts

• 0.67 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $6k ($75k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.85M).
• Recommended offer: $1.68M (9.0% below list) — sets the bar for market timing.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $21,929/mo this rent would consume 174% 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 $176k of equity ($13k loan paydown + $163k 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.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $518k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$282k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($1.68M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $1.22M; list at $1.85M implies a 52% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,683,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.19% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (median comp): $1,440,692
• List price: $1,849,999
• Delta: 28.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Wintergreen Ln	0.40mi	3/2.0 (-1)	1,947 (-2%)	3mo	$1,200,000	$616	67
21 Windwood Ct	0.61mi	4/2.5	2,006 (+1%)	5mo	$1,350,000	$673	63
79 Jagger Ln	0.50mi	3/2.0 (-1)	2,041 (+3%)	0mo	$1,760,000	$862	62
138A Montauk Hwy	0.73mi	4/2.5	1,995 (+1%)	2mo	$1,300,000	$652	61
15 Windwood Ct	0.56mi	3/3.0 (-1)	2,072 (+5%)	6mo	$1,485,000	$717	56
84 Montauk Hwy	0.67mi	4/4.0	2,100 (+6%)	7mo	$1,686,000	$803	49
18 North Quarter Rd	0.74mi	4/3.0	2,100 (+6%)	15mo	$1,450,000	$690	43
23 Sweetgrass Rd	0.32mi	3/2.0 (-1)	1,732 (-13%)	22mo	$1,537,500	$888	37
12 Summit Blvd	0.63mi	3/2.0 (-1)	2,200 (+11%)	10mo	$901,000	$410	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: 32.8%
• Equity multiple: 3.43×
• Total profit: $1,259,720
• Equity at exit: $1,510,665

10-year hold

• IRR: 28.8%
• Equity multiple: 7.50×
• Total profit: $3,365,915
• Equity at exit: $3,104,937

Cash invested: $518,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $21,929 medium
• Mortgage (P&I): −$9,702
• Tax from tax record: −$579 /mo · $6,950/yr
• Insurance: −$771
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,605
• Net cashflow: $6,273

Break-even live

Break-even rent $13,989

Max offer price $1,849,999

Occupancy floor 66%

Sensitivity live

Price	-10% $7,320	-5% $6,796	+0% $6,273	+5% $5,749	+10% $5,225
Rent	-10% $4,540	-5% $5,406	+0% $6,273	+5% $7,139	+10% $8,005
Rate	-1.0pp $7,204	-0.5pp $6,743	base $6,273	+0.5pp $5,793	+1.0pp $5,305

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.40mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	44d	1	0.41mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	1d	1	0.65mi
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	17d	1	0.88mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	0.93mi
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	1d	1	1.20mi
22 Meadow Ln Westhampton Beach, NY	4.0	4.0	2500	$70,000	$28.00	25d	1	1.28mi
132 Point Rd Westhampton Beach, NY	3.0	3.0	1500	$15,000	$10.00	19d	1	1.36mi
88 Point Rd Westhampton Beach, NY	3.0	2.0	2100	$18,000	$8.57	44d	1	1.37mi
7 Pond Point Rd Westhampton Beach, NY	3.0	2.5	1450	$25,000	$17.24	15d	1	1.48mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	44d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $1,849,999 Active 91 DOM
2. 2026-06-17
   days on market $1,849,999 Active 90 DOM
3. 2026-06-16
   days on market $1,849,999 Active 89 DOM
4. 2026-06-15
   days on market $1,849,999 Active 88 DOM
5. 2026-06-13
   days on market $1,849,999 Active 86 DOM
6. 2026-06-09
   days on market $1,849,999 Active 82 DOM
7. 2026-06-08
   days on market $1,849,999 Active 81 DOM
8. 2026-06-07
   pricedays on market $1,849,999 Active 80 DOM
9. 2026-06-04
   days on market $1,888,000 Active 77 DOM
10. 2026-06-03
    days on market $1,888,000 Active 76 DOM
11. 2026-06-02
    days on market $1,888,000 Active 75 DOM
12. 2026-06-01
    days on market $1,888,000 Active 74 DOM
13. 2026-05-31
    days on market $1,888,000 Active 73 DOM
14. 2026-03-20
    listed $1,888,000 Active 839-char remark

    Show marketing remark (839 chars)

    Located south of the highway on a private flag-lot, this updated post-modern home offers an open layout with abundant natural light from oversized windows and skylights. The first floor includes a living room with hardwood floors and a wood-burning fireplace, an updated kitchen with custom countertops and stainless steel appliances, and two bedrooms including a junior ensuite. Sliding glass doors lead to the in-ground pool and landscaped yard. The second floor features the primary bedroom, primary bath, and an additional bedroom connected by an open walkway. Outdoor amenities include a built-in pool, outdoor shower, and private driveway, with convenient access to Main Street and Dune Road. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

15. 2026-03-18
    historical $1,888,000 839-char remark

    Show marketing remark (839 chars)

    Located south of the highway on a private flag-lot, this updated post-modern home offers an open layout with abundant natural light from oversized windows and skylights. The first floor includes a living room with hardwood floors and a wood-burning fireplace, an updated kitchen with custom countertops and stainless steel appliances, and two bedrooms including a junior ensuite. Sliding glass doors lead to the in-ground pool and landscaped yard. The second floor features the primary bedroom, primary bath, and an additional bedroom connected by an open walkway. Outdoor amenities include a built-in pool, outdoor shower, and private driveway, with convenient access to Main Street and Dune Road. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

16. 2025-12-18
    historical
17. 2025-11-17
    status Active
18. 2025-11-17
    historical
19. 2025-10-02
    price $1,888,000
20. 2025-07-24
    price $1,925,000
21. 2025-04-23
    listed $1,950,000 Active
22. 2021-07-07
    soldstatus $1,218,888
23. 2017-09-25
    soldstatus $800,000
24. 2017-07-14
    soldstatus $800,000 Closed
25. 2017-05-17
    status Under Contract
26. 2017-02-01
    price $799,000
27. 2016-10-26
    listed $815,000 New
28. 2014-06-24
    soldstatus $745,000
29. 2014-05-16
    soldstatus $745,000 Closed
30. 2014-05-16
    soldstatus $745,000
31. 2014-04-29
    status Under Contract
32. 2014-03-26
    listed $769,000 New
33. 2014-03-23
    listed $769,000

ⓘ 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: $6,950 · $579/mo
• Projected year-2 tax: $19,108 · $1,592/mo
• Expected delta: +$12,157/yr (+$1,013/mo · 174.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 19 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: $263,151
• − Mortgage interest: −$103,629
• − Property taxes: −$6,950
• − Insurance: −$9,250
• − Repairs & maintenance: −$21,052
• − Management: −$21,052
• − Depreciation: −$53,818
• Taxable income: $47,400
• Est. tax owed @ 24.0%: −$11,376
• After-tax cash flow: $63,894/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

+145.5% since first listed

20 events — show timeline

• 2026-03-20 Listed $1,888,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Coming Soon $1,888,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $1,888,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-24 Price Changed $1,925,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-23 Listed $1,950,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-07 Sold (Public Records) $1,218,888 Public Records
• 2017-09-25 Sold (Public Records) $800,000 Public Records
• 2017-07-14 Sold (MLS) $800,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-02-01 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-26 Listed $815,000 OneKey® MLS as Distributed by MLS Grid
• 2014-06-24 Sold (Public Records) $745,000 Public Records
• 2014-05-16 Sold (MLS) $745,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-16 Sold (MLS) $745,000 MLSLI
• 2014-04-29 Pending — MLSLI
• 2014-03-26 Listed $769,000 MLSLI
• 2014-03-23 Listed $769,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2024): $6,950 · +0.0% YoY. Source: county tax records.