64 Hazelwood Ave · Westhampton Beach, NY 11978

$2,199,000

3 bd · 1.0 ba · 1,713 sqft · SingleFamily public records · 113 Days on market

Built 2005 Good condition 0.46 ac lot $1284/sqft · 51% above area Est $2.29M · 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 +12.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• Schools +7.4/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

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.

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. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.17M (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.90M (13.6% below list).
• Recommended offer: $1.90M (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 9.0% 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+; 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.
• 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: 129 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $18,995/mo this rent would consume 182% of the median local household income ($125k/yr) (locally 19% 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.
• 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 113 days — a 9% lower offer ($2.00M) 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 $1,899,468 (13.6% 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 113 days. Have you received any prior offers? Is the seller open to a 14% 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 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $2,289,915
• List price: $2,199,000
• Delta: -3.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 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%)	4mo	$840,000	$475	76
61 Rogers Ave	0.12mi	4/2.0 (+1)	1,592 (-7%)	3mo	$1,185,000	$744	71
310 Montauk Hwy	0.48mi	3/2.0	1,500 (-12%)	19mo	$970,000	$647	37
4 Cooks Ln	0.61mi	4/2.0 (+1)	1,488 (-13%)	6mo	$850,000	$571	36
121 Aspatuck Rd	0.57mi	3/2.0	1,939 (+13%)	16mo	$1,375,000	$709	34

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: 24.0%
• Equity multiple: 2.93×
• Total profit: $1,185,756
• Equity at exit: $1,981,033

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $3,501,992
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 4 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $1,140,000 ($556/sqft)
• Median days on market: 381 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +140.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11978

• Home prices YoY: 2.9%
• Active inventory: 129
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $18,995 medium
• Mortgage (P&I): −$11,532
• Tax est. 1.5%: −$2,749 /mo · $32,985/yr
• Insurance: −$916
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,989
• Net cashflow: $-191

Break-even live

Break-even rent $19,236

Max offer price $2,171,363

Occupancy floor 96%

Sensitivity live

Price	-10% $1,329	-5% $569	+0% $-191	+5% $-951	+10% $-1,711
Rent	-10% $-1,692	-5% $-941	+0% $-191	+5% $559	+10% $1,310
Rate	-1.0pp $916	-0.5pp $368	base $-191	+0.5pp $-761	+1.0pp $-1,341

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$17,500	$15.74	10d	1	0.12mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	73d	1	0.13mi
69 Rogers Ave Westhampton Beach, NY	3.0	1.0	1400	$12,000	$8.57	38d	1	0.14mi
243 Sunset Ave Westhampton Beach, NY	4.0	2.0	1566	$28,000	$17.88	52d	1	0.59mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	93d	1	0.64mi
42 Oak St Westhampton Beach, NY	3.0	2.0	1400	$30,000	$21.43	0d	1	0.69mi
20 Meeting House Rd Westhampton Beach, NY	4.0	3.0	1988	$15,000	$7.55	2d	1	0.69mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	73d	1	0.77mi
64 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2157	$10,000	$4.64	93d	1	0.83mi
9 Deborah Dr Westhampton Beach, NY	4.0	2.5	2054	$22,500	$10.95	38d	1	0.84mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	93d	1	0.85mi
60 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2150	$10,000	$4.65	93d	1	0.87mi
24 Woodland Ave Westhampton Beach, NY	4.0	2.5	1926	$13,000	$6.75	37d	1	0.91mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	68d	1	0.95mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	71d	1	1.16mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	68d	1	1.17mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	73d	1	1.37mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	73d	1	1.43mi
3039 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1728	$25,000	$14.47	4d	1	1.43mi
3041 Mitchell Rd Westhampton Beach, NY	2.0	3.0	1550	$15,000	$9.68	93d	1	1.43mi

Property features AI

Exterior

• Parking: Driveway
• Utilities: Septic tankElectricity connectedPropaneWater connected
• Home design: Single family residence
• Construction: Shingle siding constructionFull, finished basementFull attic with stairs and storage (unfinished)
• Exterior features: Private vinyl poolShingle sidingNot waterfront

Interior

• Kitchen: DishwasherFreezerGas ovenGas rangeRefrigeratorStainless steel appliancesWine refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Wood floors
• Bathrooms: 3 full bathrooms1 half bathroom
• Heating & cooling: Forced air heatingOther heating systemCentral air conditioningFireplace (1)
• Interior features: Eat-in kitchenEntrance foyerKitchen islandOpen floorplan with open kitchenQuartz/Quartzite countertopsStorageWalk-in closet(s)Oversized windowsDeck and porch
• Laundry & utility: Laundry roomWasher/dryer area in basementGas water heater

Listing history 50 events

1. 2026-08-08
   days on market $2,199,000 Active 113 DOM
2. 2026-08-06
   days on market $2,199,000 Active 111 DOM
3. 2026-08-05
   days on market $2,199,000 Active 110 DOM
4. 2026-08-04
   days on market $2,199,000 Active 109 DOM
5. 2026-08-03
   days on market $2,199,000 Active 108 DOM
6. 2026-07-31
   days on market $2,199,000 Active 105 DOM
7. 2026-07-30
   days on market $2,199,000 Active 104 DOM
8. 2026-07-30
   days on market $2,199,000 Active 103 DOM
9. 2026-07-28
   days on market $2,199,000 Active 102 DOM
10. 2026-07-26
    days on market $2,199,000 Active 100 DOM
11. 2026-07-24
    days on market $2,199,000 Active 98 DOM
12. 2026-07-23
    days on market $2,199,000 Active 97 DOM
13. 2026-07-22
    days on market $2,199,000 Active 96 DOM
14. 2026-07-21
    days on market $2,199,000 Active 95 DOM
15. 2026-07-20
    days on market $2,199,000 Active 94 DOM
16. 2026-07-18
    days on market $2,199,000 Active 92 DOM
17. 2026-07-18
    days on market $2,199,000 Active 91 DOM
18. 2026-07-16
    days on market $2,199,000 Active 90 DOM
19. 2026-07-15
    days on market $2,199,000 Active 89 DOM
20. 2026-07-14
    days on market $2,199,000 Active 88 DOM
21. 2026-07-13
    days on market $2,199,000 Active 87 DOM
22. 2026-07-13
    days on market $2,199,000 Active 86 DOM
23. 2026-07-11
    days on market $2,199,000 Active 85 DOM
24. 2026-07-10
    days on market $2,199,000 Active 84 DOM
25. 2026-07-09
    days on market $2,199,000 Active 83 DOM
26. 2026-07-07
    days on market $2,199,000 Active 81 DOM
27. 2026-07-06
    days on market $2,199,000 Active 80 DOM
28. 2026-07-06
    days on market $2,199,000 Active 79 DOM
29. 2026-07-05
    days on market $2,199,000 Active 78 DOM
30. 2026-07-03
    days on market $2,199,000 Active 77 DOM
31. 2026-07-02
    days on market $2,199,000 Active 76 DOM
32. 2026-07-01
    days on market $2,199,000 Active 75 DOM
33. 2026-06-30
    days on market $2,199,000 Active 74 DOM
34. 2026-06-29
    days on market $2,199,000 Active 73 DOM
35. 2026-06-28
    days on market $2,199,000 Active 72 DOM
36. 2026-06-27
    days on market $2,199,000 Active 71 DOM
37. 2026-06-26
    days on market $2,199,000 Active 70 DOM
38. 2026-06-24
    days on market $2,199,000 Active 68 DOM
39. 2026-06-22
    days on market $2,199,000 Active 66 DOM
40. 2026-06-21
    days on market $2,199,000 Active 65 DOM
41. 2026-06-18
    days on market $2,199,000 Active 62 DOM
42. 2026-06-17
    days on market $2,199,000 Active 61 DOM
43. 2026-06-16
    days on market $2,199,000 Active 60 DOM
44. 2026-06-15
    days on market $2,199,000 Active 59 DOM
45. 2026-06-13
    days on market $2,199,000 Active 57 DOM
46. 2026-06-09
    days on market $2,199,000 Active 53 DOM
47. 2026-06-08
    days on market $2,199,000 Active 52 DOM
48. 2026-06-07
    days on market $2,199,000 Active 51 DOM
49. 2026-06-04
    days on market $2,199,000 Active 48 DOM
50. 2026-06-03
    days on market $2,199,000 Active 47 DOM

ⓘ 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 3/10 Moderate
• 🌡 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: $227,936
• − Mortgage interest: −$123,178
• − Property taxes: −$32,985
• − Insurance: −$10,995
• − Repairs & maintenance: −$18,235
• − Management: −$18,235
• − Depreciation: −$63,971
• Taxable loss: −$39,663
• Est. tax savings @ 24.0%: +$9,519
• After-tax cash flow: $7,227/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $8,565–$25,695 screening

This home is in good condition with a fresh exterior and interior. It has a good curb appeal and is move-in ready.

Components & finishes AI

Roof shingle · good Flooring wood Appliances stainless steel

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and garden maintenance — Well-maintained landscaping and gardens improve curb appeal and attract potential buyers ↑
• Both Replace window treatments — Fresh window treatments improve curb appeal and interior aesthetics ↑
• Both Update light fixtures — Fresh light fixtures enhance curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 74/100

Zoned Schools

Elementary Westhampton Beach Elementary School B+ NY #525/2,108 Nat'l #4,366/41,679 Middle Westhampton Middle School B+ NY #136/729 Nat'l #1,545/14,009 High Westhampton Beach Senior High School A+ NY #147/1,100 Nat'l #235/17,239

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

C Composite livability gradescore 64/100

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 · 1,505,262 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Driveway
• Utilities: Septic tankElectricity connectedPropaneWater connected
• Home design: Single family residence
• Construction: Shingle siding constructionFull, finished basementFull attic with stairs and storage (unfinished)
• Exterior features: Private vinyl poolShingle sidingNot waterfront

Interior

• Kitchen: DishwasherFreezerGas ovenGas rangeRefrigeratorStainless steel appliancesWine refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Wood floors
• Bathrooms: 3 full bathrooms1 half bathroom
• Heating & cooling: Forced air heatingOther heating systemCentral air conditioningFireplace (1)
• Interior features: Eat-in kitchenEntrance foyerKitchen islandOpen floorplan with open kitchenQuartz/Quartzite countertopsStorageWalk-in closet(s)Oversized windowsDeck and porch
• Laundry & utility: Laundry roomWasher/dryer area in basementGas water heater

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.