11 N Quarter Rd · Westhampton, NY 11977

$1,995,000

4 bd · 3.0 ba · 2,342 sqft · SingleFamily public records · 42 Days on market

Built 1997 0.97 ac lot $852/sqft · 22% above area Est $1641k · 22% 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 +26.8/30.0
• Appreciation +9.4/10.0
• DSCR +9.2/10.0
• Schools +6.6/10.0
• 1% rule +5.9/10.0
• 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 just minutes from Westhampton beach Village, this home is the perfect place for entertaining all Summer or Year-long. So whether you are looking to soak up the sun on the large private deck overlooking the pool and hot tub, catch a shooting star while relaxing poolside, enjoy an evening dip in the spa or catch your breath at night by the cozy relaxing fireplace this Hamptons home is ready and waiting to be yours., Additional information: Appearance:Good,Business Located At:,Rental Income:,Separate Hotwater Heater:Yes

Key facts

• Hot tub
• Pool house
• Finished lower level

Tags

• HEATED SALTWATER POOL
• HOT TUB
• POOL HOUSE
• FINISHED LOWER LEVEL
• FIRST-FLOOR PRIMARY SUITE
• EXPANSIVE OUTDOOR AREAS

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Driveway parking; Carport: none
• Utilities: Septic tank; Utilities: see remarks
• Home design: Single-family residence
• Construction: Frame construction
• Exterior features: Full yard fencing; Private in-ground saltwater pool with spa combination

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: 4 full bathrooms
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: First-floor bedroom; Cathedral ceilings; Open floor plan; Full basement
• Laundry & utility: Basement utilities (full basement present)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $2.00M).
• Recommended offer: $1.94M (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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $21,817/mo this rent would consume 173% 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 $190k of equity ($14k loan paydown + $176k 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 $559k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$304k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($1.94M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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 $975k; list at $2.00M implies a 105% 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 $1,935,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $1,640,608
• List price: $1,995,000
• Delta: 21.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Summit Blvd	0.29mi	5/3.5 (+1)	2,400 (+2%)	7mo	$1,625,000	$677	69
18 North Quarter Rd	0.06mi	4/3.0	2,100 (-10%)	15mo	$1,450,000	$690	68
12 Summit Blvd	0.29mi	3/2.0 (-1)	2,200 (-6%)	10mo	$901,000	$410	60
138A Montauk Hwy	0.26mi	4/2.5	1,995 (-15%)	2mo	$1,300,000	$652	59
57 Jagger Ln	0.62mi	4/3.0	2,366 (+1%)	12mo	$1,350,000	$571	59
84 Montauk Hwy	0.36mi	4/4.0	2,100 (-10%)	7mo	$1,686,000	$803	56
79 Jagger Ln	0.39mi	3/2.0 (-1)	2,041 (-13%)	0mo	$1,760,000	$862	51
21 Windwood Ct	0.41mi	4/2.5	2,006 (-14%)	5mo	$1,350,000	$673	51
2 Fiddler Crab Trl	0.62mi	4/3.0	2,325 (-1%)	24mo	$1,850,000	$796	50
15 Windwood Ct	0.45mi	3/3.0 (-1)	2,072 (-12%)	6mo	$1,485,000	$717	50
18 Windwood	0.37mi	3/1.5 (-1)	2,500 (+7%)	18mo	$1,140,000	$456	45
29 Hollow Ln	0.33mi	4/2.5	2,660 (+14%)	21mo	$1,200,000	$451	42

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: 30.6%
• Equity multiple: 3.28×
• Total profit: $1,273,611
• Equity at exit: $1,629,070

10-year hold

• IRR: 26.9%
• Equity multiple: 7.17×
• Total profit: $3,446,326
• Equity at exit: $3,348,299

Cash invested: $558,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $21,817 medium
• Mortgage (P&I): −$10,462
• Tax from tax record: −$509 /mo · $6,105/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,582
• Net cashflow: $5,434

Break-even live

Break-even rent $14,939

Max offer price $1,995,000

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	16d	1	0.20mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	1d	1	0.22mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	5d	1	0.23mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	43d	1	0.38mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	1d	1	0.44mi
7 Sea Breeze Ave Westhampton, NY	5.0	3.5	2723	$28,000	$10.28	11d	1	0.63mi
26 Lakeside Ln Westhampton, NY	5.0	4.5	2727	$30,000	$11.00	24d	1	1.15mi
18 Lakeside Ln Westhampton, NY	4.0	2.5	2422	$25,000	$10.32	43d	1	1.17mi

Listing history 36 events

1. 2026-06-18
   days on market $1,995,000 Active 42 DOM
2. 2026-06-17
   days on market $1,995,000 Active 41 DOM
3. 2026-06-16
   days on market $1,995,000 Active 40 DOM
4. 2026-06-15
   days on market $1,995,000 Active 39 DOM
5. 2026-06-13
   days on market $1,995,000 Active 37 DOM
6. 2026-06-09
   days on market $1,995,000 Active 33 DOM
7. 2026-06-08
   days on market $1,995,000 Active 32 DOM
8. 2026-06-07
   days on market $1,995,000 Active 31 DOM
9. 2026-06-04
   days on market $1,995,000 Active 28 DOM
10. 2026-06-03
    days on market $1,995,000 Active 27 DOM
11. 2026-06-02
    days on market $1,995,000 Active 26 DOM
12. 2026-06-01
    days on market $1,995,000 Active 25 DOM
13. 2026-05-31
    days on market $1,995,000 Active 24 DOM
14. 2026-05-07
    listed $1,995,000 Active 857-char remark
15. 2020-08-28
    soldstatus $975,000
16. 2020-08-10
    soldstatus $975,000 Closed 530-char remark

    Show marketing remark (530 chars)

    Located just minutes from Westhampton beach Village, this home is the perfect place for entertaining all Summer or Year-long. So whether you are looking to soak up the sun on the large private deck overlooking the pool and hot tub, catch a shooting star while relaxing poolside, enjoy an evening dip in the spa or catch your breath at night by the cozy relaxing fireplace this Hamptons home is ready and waiting to be yours., Additional information: Appearance:Good,Business Located At:,Rental Income:,Separate Hotwater Heater:Yes

17. 2020-05-31
    listed $955,000 Active 530-char remark

    Show marketing remark (530 chars)

    Located just minutes from Westhampton beach Village, this home is the perfect place for entertaining all Summer or Year-long. So whether you are looking to soak up the sun on the large private deck overlooking the pool and hot tub, catch a shooting star while relaxing poolside, enjoy an evening dip in the spa or catch your breath at night by the cozy relaxing fireplace this Hamptons home is ready and waiting to be yours., Additional information: Appearance:Good,Business Located At:,Rental Income:,Separate Hotwater Heater:Yes

18. 2020-03-07
    historical
19. 2020-01-11
    listed $980,000 New
20. 2016-08-30
    soldstatus $690,000
21. 2016-08-12
    soldstatus $690,000
22. 2016-08-12
    soldstatus $690,000 Closed
23. 2016-07-12
    status Under Contract
24. 2016-05-11
    price $700,000
25. 2016-04-19
    price $750,000
26. 2016-04-06
    price $775,000
27. 2016-03-02
    listed $799,000 New
28. 2016-03-02
    listed $700,000
29. 2015-09-17
    historical
30. 2014-07-21
    listed $849,000
31. 2014-04-24
    historical
32. 2013-10-23
    historical
33. 2013-06-22
    listed $929,000
34. 2012-10-22
    listed $949,000
35. 1998-11-10
    soldstatus $325,000
36. 1991-08-21
    soldstatus $240,000

ⓘ 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: $6,105 · $509/mo
• Projected year-2 tax: $19,910 · $1,659/mo
• Expected delta: +$13,805/yr (+$1,150/mo · 226.1%)

ⓘ 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 · 18 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: $261,806
• − Mortgage interest: −$111,751
• − Property taxes: −$6,105
• − Insurance: −$9,975
• − Repairs & maintenance: −$20,945
• − Management: −$20,945
• − Depreciation: −$58,036
• Taxable income: $34,050
• Est. tax owed @ 24.0%: −$8,172
• After-tax cash flow: $57,031/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

+731.2% since first listed

23 events — show timeline

• 2026-05-07 Listed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-28 Sold (Public Records) $975,000 Public Records
• 2020-08-10 Sold (MLS) $975,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-31 Listed $955,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-01-11 Listed $980,000 OneKey® MLS as Distributed by MLS Grid
• 2016-08-30 Sold (Public Records) $690,000 Public Records
• 2016-08-12 Sold (MLS) $690,000 OneKey® MLS as Distributed by MLS Grid
• 2016-08-12 Sold (MLS) $690,000 MLSLI
• 2016-07-12 Pending — MLSLI
• 2016-05-11 Price Changed $700,000 MLSLI
• 2016-04-19 Price Changed $750,000 MLSLI
• 2016-04-06 Price Changed $775,000 MLSLI
• 2016-03-02 Listed $799,000 MLSLI
• 2016-03-02 Listed $700,000 OneKey® MLS as Distributed by MLS Grid
• 2015-09-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-07-21 Listed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-10-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-06-22 Listed $929,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-22 Listed $949,000 OneKey® MLS as Distributed by MLS Grid
• 1998-11-10 Sold (Public Records) $325,000 Public Records
• 1991-08-21 Sold (Public Records) $240,000 Public Records

Property tax history

-0.1%/yr

Latest (2024): $6,105 · +0.0% YoY. Source: county tax records.