64 Hazelwood Ave · Westhampton Beach, NY 11978

$2,199,000

3 bd · 1.0 ba · 1,713 sqft · SingleFamily public records · 62 Days on market

Built 2005 0.46 ac lot $1284/sqft · 53% above area Est $2256k · at est.

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Why this score? — see what drove the C 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 +13.8/30.0
• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• Schools +6.6/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 64 Hazelwood Avenue in the heart of Westhampton Beach- a beautifully appointed 4-bedroom, 3.5 bath home set on a generous .46-acre lot. Professionally decorated in a coastal modern Hamptons style, this residence offers the perfect blend of luxury and beachside charm. Featuring a striking foyer and open staircase creating a seamless architectural flow between the main living space, second level, attic and finished lower level. The fully finished lower level provides additional living or recreation space, a bedroom, and a full bath. The first level features a custom open concept kitchen with a designated dining space, gas fireplace, living room and half bath. The sliding glass door in the dining area will lead you to your spacious and private backyard complete with a heated pool and deck. On the second level, you will find two generously sized bedrooms, a full bath, and the primary suite complete with a walk in closet and private full bath. As a bonus feature, the unfinished attic invites future customization or excess storage space. Set just minutes from Main Street in Westhampton Beach, this home offers easy access to boutique shopping, dining and ocean beaches. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

Key facts

• Open staircase
• Private backyard
• Heated pool

Tags

• STRIKING FOYER
• OPEN STAIRCASE
• FULLY FINISHED LOWER LEVEL
• CUSTOM OPEN CONCEPT KITCHEN
• PRIVATE BACKYARD
• HEATED POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $2.20M.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.95M (11.3% below list).
• Recommended offer: $1.95M (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 9.3% in Westhampton Beach — 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 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $19,496/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 $235k of equity ($15k loan paydown + $220k 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 $616k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$378k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($2.07M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $2.20M implies a 80% 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 $1,949,606 (11.3% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 11% 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 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 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $2,256,328
• List price: $2,199,000
• Delta: -2.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Hazelwood Ave	0.04mi	4/3.0 (+1)	1,768 (+3%)	3mo	$840,000	$475	78
61 Rogers Ave	0.12mi	4/2.0 (+1)	1,592 (-7%)	1mo	$1,185,000	$744	73
310 Montauk Hwy	0.48mi	3/2.0	1,500 (-12%)	18mo	$970,000	$647	38
4 Cooks Ln	0.61mi	4/2.0 (+1)	1,488 (-13%)	4mo	$850,000	$571	37
121 Aspatuck Rd	0.57mi	3/2.0	1,939 (+13%)	15mo	$1,375,000	$709	35
26 Montauk Hwy	0.67mi	3/2.0	1,515 (-12%)	24mo	$750,000	$495	25

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $1,210,990
• Equity at exit: $1,981,033

10-year hold

• IRR: 21.7%
• Equity multiple: 6.78×
• Total profit: $3,556,479
• Equity at exit: $4,272,173

Cash invested: $615,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $19,496 medium
• Mortgage (P&I): −$11,532
• Tax est. 1.5%: −$2,749 /mo · $32,985/yr
• Insurance: −$916
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,094
• Net cashflow: $205

Break-even live

Break-even rent $19,236

Max offer price $2,199,000

Occupancy floor 94%

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: $549,750
• Closing costs: $65,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.12mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	24d	1	0.13mi
243 Sunset Ave Westhampton Beach, NY	4.0	2.0	1566	$28,000	$17.88	3d	1	0.59mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	44d	1	0.64mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	24d	1	0.77mi
64 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2157	$10,000	$4.64	44d	1	0.83mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	44d	1	0.85mi
60 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2150	$10,000	$4.65	44d	1	0.87mi
9 Ocame Ave Westhampton Beach, NY	4.0	3.0	1823	$20,000	$10.97	44d	1	0.94mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	19d	1	0.95mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	1.16mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	1.17mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	24d	1	1.37mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	24d	1	1.43mi
3041 Mitchell Rd Westhampton Beach, NY	2.0	3.0	1550	$15,000	$9.68	44d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $2,199,000 Active 62 DOM
2. 2026-06-17
   days on market $2,199,000 Active 61 DOM
3. 2026-06-16
   days on market $2,199,000 Active 60 DOM
4. 2026-06-15
   days on market $2,199,000 Active 59 DOM
5. 2026-06-13
   days on market $2,199,000 Active 57 DOM
6. 2026-06-09
   days on market $2,199,000 Active 53 DOM
7. 2026-06-08
   days on market $2,199,000 Active 52 DOM
8. 2026-06-07
   days on market $2,199,000 Active 51 DOM
9. 2026-06-04
   days on market $2,199,000 Active 48 DOM
10. 2026-06-03
    days on market $2,199,000 Active 47 DOM
11. 2026-06-02
    days on market $2,199,000 Active 46 DOM
12. 2026-06-01
    days on market $2,199,000 Active 45 DOM
13. 2026-05-31
    days on market $2,199,000 Active 44 DOM
14. 2026-04-17
    listed $2,199,000 Active 1331-char remark

    Show marketing remark (1331 chars)

    Welcome to 64 Hazelwood Avenue in the heart of Westhampton Beach- a beautifully appointed 4-bedroom, 3.5 bath home set on a generous .46-acre lot. Professionally decorated in a coastal modern Hamptons style, this residence offers the perfect blend of luxury and beachside charm. Featuring a striking foyer and open staircase creating a seamless architectural flow between the main living space, second level, attic and finished lower level. The fully finished lower level provides additional living or recreation space, a bedroom, and a full bath. The first level features a custom open concept kitchen with a designated dining space, gas fireplace, living room and half bath. The sliding glass door in the dining area will lead you to your spacious and private backyard complete with a heated pool and deck. On the second level, you will find two generously sized bedrooms, a full bath, and the primary suite complete with a walk in closet and private full bath. As a bonus feature, the unfinished attic invites future customization or excess storage space. Set just minutes from Main Street in Westhampton Beach, this home offers easy access to boutique shopping, dining and ocean beaches. This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

15. 2020-10-29
    soldstatus $1,220,000
16. 2020-09-30
    soldstatus $1,220,000
17. 2020-09-11
    soldstatus $1,220,000 Closed 608-char remark

    Show marketing remark (608 chars)

    Fresh Design/Classic Hamptons Farmhouse: New Construction! With a Wow entrance, here's the best in Westhampton Beach living. Three bed, three and a half bath shingled classic is new from the ground up. Open kitchen with quartz countertops, European appliances, and designer touches. Ample living and dining space lead out to a mahogany deck, nearly one-half acre of land with planned pool. Three Bedrooms upstairs and a finishable 600 SF attic. finished basement with laundry and bath. Rogers beach! Video at 64hazelwoodavenue.com, Additional information: Appearance:Mint,Business Located At:,Rental Income:

18. 2020-05-19
    historical 608-char remark

    Show marketing remark (608 chars)

    Fresh Design/Classic Hamptons Farmhouse: New Construction! With a Wow entrance, here's the best in Westhampton Beach living. Three bed, three and a half bath shingled classic is new from the ground up. Open kitchen with quartz countertops, European appliances, and designer touches. Ample living and dining space lead out to a mahogany deck, nearly one-half acre of land with planned pool. Three Bedrooms upstairs and a finishable 600 SF attic. finished basement with laundry and bath. Rogers beach! Video at 64hazelwoodavenue.com, Additional information: Appearance:Mint,Business Located At:,Rental Income:

19. 2020-02-13
    listed $1,249,000 New 608-char remark

    Show marketing remark (608 chars)

    Fresh Design/Classic Hamptons Farmhouse: New Construction! With a Wow entrance, here's the best in Westhampton Beach living. Three bed, three and a half bath shingled classic is new from the ground up. Open kitchen with quartz countertops, European appliances, and designer touches. Ample living and dining space lead out to a mahogany deck, nearly one-half acre of land with planned pool. Three Bedrooms upstairs and a finishable 600 SF attic. finished basement with laundry and bath. Rogers beach! Video at 64hazelwoodavenue.com, Additional information: Appearance:Mint,Business Located At:,Rental Income:

20. 2019-11-07
    soldstatus $450,000
21. 2019-08-07
    soldstatus $450,000 Closed
22. 2019-08-06
    status Under Contract
23. 2019-05-13
    listed $525,000 New

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $233,953
• − Mortgage interest: −$123,178
• − Property taxes: −$32,985
• − Insurance: −$10,995
• − Repairs & maintenance: −$18,716
• − Management: −$18,716
• − Depreciation: −$63,971
• Taxable loss: −$34,609
• Est. tax savings @ 24.0%: +$8,306
• After-tax cash flow: $10,767/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

+318.9% since first listed

10 events — show timeline

• 2026-04-17 Listed $2,199,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-29 Sold (Public Records) $1,220,000 Public Records
• 2020-09-30 Sold (Public Records) $1,220,000 Public Records
• 2020-09-11 Sold (MLS) $1,220,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-13 Listed $1,249,000 OneKey® MLS as Distributed by MLS Grid
• 2019-11-07 Sold (Public Records) $450,000 Public Records
• 2019-08-07 Sold (MLS) $450,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-05-13 Listed $525,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $3,923 · +11.9% YoY. Source: county tax records.