18 Beaver Ln W · Westhampton, NY 11977

$1,695,000

3 bd · 3.0 ba · 1,978 sqft · SingleFamily public records · 37 Days on market

Built 1980 0.62 ac lot $857/sqft · 14% above area Est $1507k · 12% over $13/mo HOA

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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 +27.1/30.0
• DSCR +9.4/10.0
• Appreciation +9.4/10.0
• Schools +6.6/10.0
• 1% rule +6.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0

Listing remarks MLS

Great Price For A Great Home! Owners Are Motivated! Lovely, Well Maintained Home In A Quiet, Residential Neighborhood Ending At A Cul-De-Sac. Fully Finished Basement With Kitchen Cabinets, Refrigerator, Egress Windows And Walkout Provides An Opportunity For A Rental Or A Mother/Daughter Arrangement. Canoe/Kayak Access From Your Backyard To The Beautiful, Freshwater Beaver Lake. Hiking Trails Abound. A Nature Lover's Paradise! Minutes To The Village And Ocean Beaches! Enjoy All This Home Offers!, Additional information: Separate Hotwater Heater:Y

Key facts

• 0.62 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Private vinyl pool with fence, pool cover; Finished basement; Attic with pull-down stairs; Living area recorded from public records
• HOA & community: Member of West Lake Association; Association fee $150 annually

Exterior

• Parking: Driveway; Garage with garage door opener; 2-car garage
• Utilities: Electricity connected (PSEG); Water connected; Sewer: Cesspool; Cable connected; Trash collection (private)
• Home design: Single family residence; Updated/remodeled condition; Waterfront property
• Construction: Frame construction
• Exterior features: Covered patio/porch; Deck; Porch; Hilly lot; Near golf course; Near public transit; Near shops; Partially wooded; Rolling slope; Sprinklers in front; Views; Waterfront

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator; Kitchen island; Breakfast bar; Eat-in kitchen; Walk-through kitchen
• Bedrooms: Bedroom on first floor
• Flooring: Wood flooring
• Bathrooms: 4 full bathrooms; Finished basement bathroom(s) available
• Heating & cooling: Baseboard heating; Electric heating; Central air conditioning; Electric water heater
• Interior features: First-floor bedroom; First-floor full bath; Breakfast bar; Ceiling fans; Eat-in kitchen; Entrance foyer; Formal dining room; In-law floorplan; Kitchen island; Primary bathroom; Recessed lighting; Storage; Walk-through kitchen; Walk-in closets
• Laundry & utility: Washer and dryer included; Laundry located in hall and multiple locations

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.70M).
• Recommended offer: $1.64M (3.0% 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-, amenities F, commute 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: 63 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• In year one you build about $161k of equity ($12k loan paydown + $150k 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 $475k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$259k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($1.64M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $277k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $693k; list at $1.70M implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,644,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.12% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,506,929
• List price: $1,695,000
• Delta: 12.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Lakeside Ln	0.14mi	4/3.0 (+1)	2,027 (+2%)	11mo	$1,455,000	$718	75
4 Evelyn Ct	0.61mi	4/5.5 (+1)	2,000 (+1%)	3mo	$1,775,000	$888	52
38 Columbia Ave	0.48mi	3/2.0	1,700 (-14%)	0mo	$975,000	$574	50
15 Baycrest Ave	0.57mi	4/2.0 (+1)	1,800 (-9%)	22mo	$1,050,000	$583	31

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: 30.9%
• Equity multiple: 3.30×
• Total profit: $1,090,664
• Equity at exit: $1,384,097

10-year hold

• IRR: 27.2%
• Equity multiple: 7.21×
• Total profit: $2,946,958
• Equity at exit: $2,844,796

Cash invested: $474,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $18,967 medium
• Mortgage (P&I): −$8,889
• Tax from tax record: −$571 /mo · $6,857/yr
• Insurance: −$706
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$13
• Vacancy / Maint / Mgmt: −$3,983
• Net cashflow: $4,749

Break-even live

Break-even rent $12,956

Max offer price $1,695,000

Occupancy floor 70%

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Lakeside Ln Westhampton, NY	4.0	2.5	2422	$25,000	$10.32	43d	1	0.25mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	24d	1	0.32mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	0.73mi
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	16d	1	0.81mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	43d	1	0.98mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	24d	1	1.04mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	43d	1	1.07mi
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	43d	1	1.07mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	43d	1	1.07mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	1d	1	1.14mi
243 Sunset Ave Westhampton Beach, NY	4.0	2.0	1566	$28,000	$17.88	3d	1	1.17mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	1d	1	1.32mi
99 Beach Rd Westhampton Beach, NY	4.0	2.5	2600	$20,000	$7.69	5d	1	1.34mi
64 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2157	$10,000	$4.64	43d	1	1.50mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-18
   days on market $1,695,000 Active 37 DOM
2. 2026-06-17
   days on market $1,695,000 Active 36 DOM
3. 2026-06-16
   days on market $1,695,000 Active 35 DOM
4. 2026-06-15
   days on market $1,695,000 Active 34 DOM
5. 2026-06-13
   pricedays on market $1,695,000 Active 32 DOM
6. 2026-06-09
   days on market $1,800,000 Active 28 DOM
7. 2026-06-08
   days on market $1,800,000 Active 27 DOM
8. 2026-06-07
   days on market $1,800,000 Active 26 DOM
9. 2026-06-04
   days on market $1,800,000 Active 23 DOM
10. 2026-06-03
    days on market $1,800,000 Active 22 DOM
11. 2026-06-02
    days on market $1,800,000 Active 21 DOM
12. 2026-06-01
    days on market $1,800,000 Active 20 DOM
13. 2026-05-31
    days on market $1,800,000 Active 19 DOM
14. 2026-05-13
    listed $1,972,000 Active 1211-char remark
15. 2026-05-11
    historical $1,972,000 1211-char remark
16. 2018-12-06
    soldstatus $693,000
17. 2018-09-24
    soldstatus $693,000 Closed 551-char remark

    Show marketing remark (551 chars)

    Great Price For A Great Home! Owners Are Motivated! Lovely, Well Maintained Home In A Quiet, Residential Neighborhood Ending At A Cul-De-Sac. Fully Finished Basement With Kitchen Cabinets, Refrigerator, Egress Windows And Walkout Provides An Opportunity For A Rental Or A Mother/Daughter Arrangement. Canoe/Kayak Access From Your Backyard To The Beautiful, Freshwater Beaver Lake. Hiking Trails Abound. A Nature Lover's Paradise! Minutes To The Village And Ocean Beaches! Enjoy All This Home Offers!, Additional information: Separate Hotwater Heater:Y

18. 2018-08-02
    status Under Contract 551-char remark

    Show marketing remark (551 chars)

    Great Price For A Great Home! Owners Are Motivated! Lovely, Well Maintained Home In A Quiet, Residential Neighborhood Ending At A Cul-De-Sac. Fully Finished Basement With Kitchen Cabinets, Refrigerator, Egress Windows And Walkout Provides An Opportunity For A Rental Or A Mother/Daughter Arrangement. Canoe/Kayak Access From Your Backyard To The Beautiful, Freshwater Beaver Lake. Hiking Trails Abound. A Nature Lover's Paradise! Minutes To The Village And Ocean Beaches! Enjoy All This Home Offers!, Additional information: Separate Hotwater Heater:Y

19. 2018-06-03
    price $699,000 551-char remark

    Show marketing remark (551 chars)

    Great Price For A Great Home! Owners Are Motivated! Lovely, Well Maintained Home In A Quiet, Residential Neighborhood Ending At A Cul-De-Sac. Fully Finished Basement With Kitchen Cabinets, Refrigerator, Egress Windows And Walkout Provides An Opportunity For A Rental Or A Mother/Daughter Arrangement. Canoe/Kayak Access From Your Backyard To The Beautiful, Freshwater Beaver Lake. Hiking Trails Abound. A Nature Lover's Paradise! Minutes To The Village And Ocean Beaches! Enjoy All This Home Offers!, Additional information: Separate Hotwater Heater:Y

20. 2018-03-08
    listed $735,000 New 551-char remark

    Show marketing remark (551 chars)

    Great Price For A Great Home! Owners Are Motivated! Lovely, Well Maintained Home In A Quiet, Residential Neighborhood Ending At A Cul-De-Sac. Fully Finished Basement With Kitchen Cabinets, Refrigerator, Egress Windows And Walkout Provides An Opportunity For A Rental Or A Mother/Daughter Arrangement. Canoe/Kayak Access From Your Backyard To The Beautiful, Freshwater Beaver Lake. Hiking Trails Abound. A Nature Lover's Paradise! Minutes To The Village And Ocean Beaches! Enjoy All This Home Offers!, Additional information: Separate Hotwater Heater:Y

21. 2017-10-21
    historical
22. 2017-04-13
    price $749,000
23. 2017-02-24
    price $759,000
24. 2017-01-20
    listed $769,000 New
25. 2016-11-23
    historical
26. 2016-03-22
    listed $785,000 New
27. 2015-07-03
    historical
28. 2014-07-03
    listed $859,000
29. 1992-06-17
    soldstatus $244,000

ⓘ 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: $6,857 · $571/mo
• Projected year-2 tax: $17,751 · $1,479/mo
• Expected delta: +$10,894/yr (+$908/mo · 158.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $227,604
• − Mortgage interest: −$94,946
• − Property taxes: −$6,857
• − Insurance: −$9,142
• − Repairs & maintenance: −$18,208
• − Management: −$18,208
• − HOA: −$156
• − Depreciation: −$49,309
• Taxable income: $30,778
• Est. tax owed @ 24.0%: −$7,387
• After-tax cash flow: $49,601/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

+594.7% since first listed

18 events — show timeline

• 2026-06-10 Price Changed $1,695,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $1,800,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listed $1,972,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Coming Soon $1,972,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-06 Sold (Public Records) $693,000 Public Records
• 2018-09-24 Sold (MLS) $693,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-06-03 Price Changed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-08 Listed $735,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-04-13 Price Changed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-24 Price Changed $759,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-20 Listed $769,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-03-22 Listed $785,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-07-03 Listed $859,000 OneKey® MLS as Distributed by MLS Grid
• 1992-06-17 Sold (Public Records) $244,000 Public Records

Property tax history

+1.6%/yr

Latest (2022): $6,857 · +0.0% YoY. Source: county tax records.