4 N Westbury Rd · Hampton Bays, NY 11946

$974,999

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 248 Days on market

Built 2000 10,020 sqft lot $752/sqft · at area comps Est $1008k · 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 +25.1/30.0
• ARV discount +9.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.7/10.0
• Rent growth +5.0/5.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently beautifully remodel Cape with new kitchen, granite counters, wood cabinets, appliances, big island with open concept to the living room, fireplace, redone hardwood floors, remodeled bathroom on the first floor and second bathroom as a master, big master bedroom and three extra bedrooms, new lighting and features. Full partly finished basement with separate entrance, beautiful landscape with private yard perfect for a pool. Round driveway for a lot of parking, and pave driveway.

Key facts

• Big island
• New kitchen
• Open concept

Tags

• NEW KITCHEN
• GRANITE COUNTERS
• BIG ISLAND
• OPEN CONCEPT
• FIREPLACE
• REDONE HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $975k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $975k).
• Recommended offer: $858k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.4% in Hampton Bays — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#551 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Hampton Bays Union Free School District (suburban): math 45% / reading 44% proficiency, ranked #434 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+16.1%/yr); 172 active listings in the ZIP; 20 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 $10,388/mo this rent would consume 93% of the median local household income ($134k/yr) (locally 199% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $29k of value loss. Plan a longer hold.
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $273k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($858k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $138k; list at $975k implies a 607% 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 $857,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% 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 B-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: 1.07% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $1,008,422
• List price: $974,999
• Delta: -3.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 W Donellan Rd	0.10mi	3/2.0 (-1)	1,340 (+3%)	1mo	$795,000	$593	84
12 Hampton Bays Dr	0.45mi	3/2.0 (-1)	1,320 (+2%)	2mo	$967,500	$733	69
40 Donellan Rd	0.25mi	3/2.0 (-1)	1,404 (+8%)	6mo	$935,000	$666	64
24 Huckleberry Ln	0.32mi	3/1.5 (-1)	1,300 (+0%)	18mo	$850,000	$654	63
6 Westerly Ct	0.51mi	3/1.0 (-1)	1,276 (-2%)	6mo	$755,000	$592	60
18 Yale Dr	0.15mi	3/2.0 (-1)	1,442 (+11%)	14mo	$999,999	$693	58
39 Lynncliff Rd	0.46mi	3/2.0 (-1)	1,112 (-14%)	0mo	$790,000	$710	50
18 Alanson Ln	0.64mi	3/2.0 (-1)	1,400 (+8%)	4mo	$985,000	$704	48
5 Coolidge Rd	0.67mi	3/2.0 (-1)	1,400 (+8%)	8mo	$699,000	$499	44
10 Harbor Rd	0.72mi	4/2.5	1,458 (+12%)	0mo	$1,120,000	$768	43
51A Foster Ave	0.50mi	3/2.0 (-1)	1,174 (-9%)	17mo	$895,000	$762	42
94 Lynncliff Rd	0.60mi	3/1.5 (-1)	1,130 (-13%)	18mo	$910,000	$805	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $34,010
• Equity at exit: $145,376

10-year hold

• IRR: 16.7%
• Equity multiple: 2.67×
• Total profit: $455,287
• Equity at exit: $84,300

Cash invested: $273,000 (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 11946

• Home prices YoY: -20.3%
• Rents YoY: 16.1%
• Active inventory: 172
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $10,388 medium
• Mortgage (P&I): −$5,113
• Tax from tax record: −$531 /mo · $6,368/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,182
• Net cashflow: $2,157

Break-even live

Break-even rent $7,658

Max offer price $974,999

Occupancy floor 74%

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: $243,750
• Closing costs: $29,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Ponquogue Ave Hampton Bays, NY	3.0	3.0	1316	$27,000	$20.52	24d	1	0.20mi
7 Huckleberry Ln Hampton Bays, NY	4.0	2.5	1608	$5,600	$3.48	19d	1	0.29mi
40 Kyle Rd Hampton Bays, NY	3.0	2.0	1320	$5,000	$3.79	44d	1	0.29mi
60 Lynncliff Rd Hampton Bays, NY	3.0	2.0	1536	$27,000	$17.58	44d	1	0.50mi
47 School St Hampton Bays, NY	4.0	3.0	1700	$25,000	$14.71	44d	1	0.52mi
15 Gardners Ln Hampton Bays, NY	3.0	2.0	1665	$30,000	$18.02	19d	1	0.55mi
71 Hampton Rd Hampton Bays, NY	3.0	2.5	1500	$18,000	$12.00	24d	1	0.58mi
28 Bay Ave W Hampton Bays, NY	3.0	2.5	945	$66,000	$69.84	44d	1	0.66mi
18 Maryland Blvd Unit 1429741P Hampton Bays, NY	3.0	3.0	1732	$7,445	$4.30	2d	1	0.69mi
36 Nautilus Dr Hampton Bays, NY	3.0	1.5	1726	$36,000	$20.86	44d	1	0.80mi
81 Foster Ave Hampton Bays, NY	4.0	3.5	1664	$25,000	$15.02	44d	1	0.81mi
38 Woodridge Rd Hampton Bays, NY	3.0	1.0	1398	$8,000	$5.72	24d	1	0.86mi
41 Cormorant Dr Hampton Bays, NY	3.0	2.5	1874	$25,000	$13.34	19d	1	1.01mi
35 Grant Blvd Hampton Bays, NY	4.0	3.0	1484	$35,000	$23.58	24d	1	1.07mi
111 Fanning Ave Hampton Bays, NY	3.0	2.0	1474	$20,000	$13.57	5d	1	1.18mi
5 Ardmore Ct Hampton Bays, NY	3.0	2.0	1800	$28,000	$15.56	19d	1	1.33mi
51 Ocean Ave Hampton Bays, NY	3.0	2.0	1200	$5,000	$4.17	44d	1	1.36mi
3 Debbie Trl Hampton Bays, NY	3.0	2.0	1375	$5,500	$4.00	21d	1	1.39mi
18 Old Riverhead Rd Hampton Bays, NY	3.0	2.0	1056	$13,500	$12.78	24d	1	1.43mi
58 Ocean Ave Hampton Bays, NY	3.0	2.0	1600	$10,000	$6.25	44d	1	1.44mi

Listing history 24 events

1. 2026-06-18
   days on market $974,999 Active 248 DOM
2. 2026-06-17
   days on market $974,999 Active 247 DOM
3. 2026-06-16
   days on market $974,999 Active 246 DOM
4. 2026-06-15
   days on market $974,999 Active 245 DOM
5. 2026-06-13
   days on market $974,999 Active 243 DOM
6. 2026-06-13
   days on market $974,999 Active 242 DOM
7. 2026-06-09
   days on market $974,999 Active 239 DOM
8. 2026-06-08
   days on market $974,999 Active 238 DOM
9. 2026-06-07
   days on market $974,999 Active 237 DOM
10. 2026-06-04
    days on market $974,999 Active 234 DOM
11. 2026-06-03
    days on market $974,999 Active 233 DOM
12. 2026-06-02
    days on market $974,999 Active 232 DOM
13. 2026-06-01
    days on market $974,999 Active 231 DOM
14. 2026-05-31
    days on market $974,999 Active 230 DOM
15. 2026-05-06
    price $974,999 491-char remark

    Show marketing remark (491 chars)

    Recently beautifully remodel Cape with new kitchen, granite counters, wood cabinets, appliances, big island with open concept to the living room, fireplace, redone hardwood floors, remodeled bathroom on the first floor and second bathroom as a master, big master bedroom and three extra bedrooms, new lighting and features. Full partly finished basement with separate entrance, beautiful landscape with private yard perfect for a pool. Round driveway for a lot of parking, and pave driveway.

16. 2026-04-07
    price $979,999 491-char remark

    Show marketing remark (491 chars)

    Recently beautifully remodel Cape with new kitchen, granite counters, wood cabinets, appliances, big island with open concept to the living room, fireplace, redone hardwood floors, remodeled bathroom on the first floor and second bathroom as a master, big master bedroom and three extra bedrooms, new lighting and features. Full partly finished basement with separate entrance, beautiful landscape with private yard perfect for a pool. Round driveway for a lot of parking, and pave driveway.

17. 2026-02-24
    price $985,999 491-char remark

    Show marketing remark (491 chars)

    Recently beautifully remodel Cape with new kitchen, granite counters, wood cabinets, appliances, big island with open concept to the living room, fireplace, redone hardwood floors, remodeled bathroom on the first floor and second bathroom as a master, big master bedroom and three extra bedrooms, new lighting and features. Full partly finished basement with separate entrance, beautiful landscape with private yard perfect for a pool. Round driveway for a lot of parking, and pave driveway.

18. 2026-02-05
    price $989,999 491-char remark

    Show marketing remark (491 chars)

    Recently beautifully remodel Cape with new kitchen, granite counters, wood cabinets, appliances, big island with open concept to the living room, fireplace, redone hardwood floors, remodeled bathroom on the first floor and second bathroom as a master, big master bedroom and three extra bedrooms, new lighting and features. Full partly finished basement with separate entrance, beautiful landscape with private yard perfect for a pool. Round driveway for a lot of parking, and pave driveway.

19. 2025-11-13
    price $995,999 491-char remark

    Show marketing remark (491 chars)

    Recently beautifully remodel Cape with new kitchen, granite counters, wood cabinets, appliances, big island with open concept to the living room, fireplace, redone hardwood floors, remodeled bathroom on the first floor and second bathroom as a master, big master bedroom and three extra bedrooms, new lighting and features. Full partly finished basement with separate entrance, beautiful landscape with private yard perfect for a pool. Round driveway for a lot of parking, and pave driveway.

20. 2025-10-15
    status Active 491-char remark

    Show marketing remark (491 chars)

    Recently beautifully remodel Cape with new kitchen, granite counters, wood cabinets, appliances, big island with open concept to the living room, fireplace, redone hardwood floors, remodeled bathroom on the first floor and second bathroom as a master, big master bedroom and three extra bedrooms, new lighting and features. Full partly finished basement with separate entrance, beautiful landscape with private yard perfect for a pool. Round driveway for a lot of parking, and pave driveway.

21. 2025-10-15
    price $1,009,599 491-char remark

    Show marketing remark (491 chars)

    Recently beautifully remodel Cape with new kitchen, granite counters, wood cabinets, appliances, big island with open concept to the living room, fireplace, redone hardwood floors, remodeled bathroom on the first floor and second bathroom as a master, big master bedroom and three extra bedrooms, new lighting and features. Full partly finished basement with separate entrance, beautiful landscape with private yard perfect for a pool. Round driveway for a lot of parking, and pave driveway.

22. 2025-04-01
    listed $979,000 Active 491-char remark

    Show marketing remark (491 chars)

    Recently beautifully remodel Cape with new kitchen, granite counters, wood cabinets, appliances, big island with open concept to the living room, fireplace, redone hardwood floors, remodeled bathroom on the first floor and second bathroom as a master, big master bedroom and three extra bedrooms, new lighting and features. Full partly finished basement with separate entrance, beautiful landscape with private yard perfect for a pool. Round driveway for a lot of parking, and pave driveway.

23. 1994-12-01
    soldstatus $138,000
24. 1994-09-20
    soldstatus $35,000

ⓘ 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: $6,368 · $531/mo
• Projected year-2 tax: $11,423 · $952/mo
• Expected delta: +$5,055/yr (+$421/mo · 79.4%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $124,659
• − Mortgage interest: −$54,615
• − Property taxes: −$6,368
• − Insurance: −$4,875
• − Repairs & maintenance: −$9,973
• − Management: −$9,973
• − Depreciation: −$28,364
• Taxable income: $10,492
• Est. tax owed @ 24.0%: −$2,518
• After-tax cash flow: $23,364/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: Hampton Bays Union Free School District
• NCES district ID: 3613530
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $70,274
• Composite: 40.18/100
• National rank: #3788
• State rank: #434 of 590 in NY

Livability — Hampton Bays

• Score: 68/100
• State rank: #551
• US rank: #9894

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B Health & safety B+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Bays, NY
• County: Suffolk County · 679,920 people
• City population: 15,819
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,819
• Household income: $133,918
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 199.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 32% Two or more races 13% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 2% Portuguese 2%
• Foreign-born: 26% · Canada, Jamaica, Guatemala
• Languages at home: 64% English-only · Spanish 29% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -118.82%
• Current HPI: 467.2466
• Rent YoY: ▲ 16.07%
• 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

+2685.7% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $974,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $979,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $985,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $989,999 OneKey® MLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $995,999 OneKey® MLS as Distributed by MLS Grid
• 2025-10-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $1,009,599 OneKey® MLS as Distributed by MLS Grid
• 2025-04-01 Listed $979,000 OneKey® MLS as Distributed by MLS Grid
• 1994-12-01 Sold (Public Records) $138,000 Public Records
• 1994-09-20 Sold (Public Records) $35,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $6,368 · +0.0% YoY. Source: county tax records.