31 Windwood Ct · Westhampton, NY 11977

$1,995,000

3 bd · 3.0 ba · 1,800 sqft · SingleFamily public records · 46 Days on market

Built 2001 1.15 ac lot $1108/sqft · 78% above area Est $2135k · 7% under

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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 +22.0/30.0
• ARV discount +10.5/15.0
• Appreciation +9.4/10.0
• DSCR +7.0/10.0
• Schools +6.6/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely renovated, this stylish Westhampton Post Modern is set on 1.15 meticulously manicured acres. The bright, open-concept interior features 4" white oak flooring, a brand-new chef’s kitchen, and a spacious living room with fireplace. The main level offers a luxurious primary suite with a spa-like bath, a guest bedroom, full bath, a study/4th bedroom, and an oversized 2 car garage. A fully finished lower level provides an additional bedroom, living area, and full bath. The resort-style grounds are an entertainer’s dream, featuring mature landscaping, a brand-new 18x40 heated in-ground pool, and a new TimberTech deck. Premium upgrades include all-new HVAC, Kohler fixtures, LED lighting, and a new irrigation system. A turnkey summer sanctuary.

Key facts

• 1.15 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $3k ($38k/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 $1.91M (4.4% below list).
• Recommended offer: $1.91M (4.4% below list) — sets the bar for 1% rule.

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-, schools D+, amenities 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: 63 active listings in the ZIP; 7 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 $19,063/mo this rent would consume 151% 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 46 days — a 3% lower offer ($1.94M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $1.12M; list at $2.00M implies a 77% 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 $1,906,296 (4.4% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 4% 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: 0.96% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $2,135,007
• List price: $1,995,000
• Delta: -6.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138A Montauk Hwy	0.13mi	4/2.5 (+1)	1,995 (+11%)	2mo	$1,300,000	$652	67
79 Jagger Ln	0.15mi	3/2.0	2,041 (+13%)	0mo	$1,760,000	$862	66
21 Windwood Ct	0.08mi	4/2.5 (+1)	2,006 (+11%)	5mo	$1,350,000	$673	66
6 Wintergreen Ln	0.44mi	3/2.0	1,947 (+8%)	3mo	$1,200,000	$616	60
23 Sweetgrass Rd	0.35mi	3/2.0	1,732 (-4%)	22mo	$1,537,500	$888	55
24 Crestview Dr	0.61mi	3/2.5	1,780 (-1%)	18mo	$890,000	$500	53
17 Heather Dr	0.66mi	3/2.5	1,650 (-8%)	1mo	$1,350,000	$818	52
15 Crest Dr	0.61mi	3/2.0	1,600 (-11%)	7mo	$613,500	$383	43
16 Heather Dr	0.64mi	4/2.0 (+1)	1,925 (+7%)	8mo	$825,000	$429	43
25 Raynor Dr	0.73mi	3/2.0	1,644 (-9%)	21mo	$1,120,000	$681	30

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: 26.9%
• Equity multiple: 3.02×
• Total profit: $1,128,874
• Equity at exit: $1,629,070

10-year hold

• IRR: 23.8%
• Equity multiple: 6.61×
• Total profit: $3,133,969
• 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: 8.7×

Monthly cashflow live

• Estimated rent: $19,063 medium
• Mortgage (P&I): −$10,462
• Tax from tax record: −$606 /mo · $7,269/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,003
• Net cashflow: $3,161

Break-even live

Break-even rent $15,062

Max offer price $1,995,000

Occupancy floor 78%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	1d	1	0.12mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	1d	1	0.27mi
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	16d	1	0.48mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	43d	1	0.56mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	18d	1	1.19mi
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	1d	1	1.26mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	24d	1	1.42mi

Listing history 11 events

1. 2026-05-09
   status Pending 775-char remark

   Show marketing remark (775 chars)

   Completely renovated, this stylish Westhampton Post Modern is set on 1.15 meticulously manicured acres. The bright, open-concept interior features 4" white oak flooring, a brand-new chef’s kitchen, and a spacious living room with fireplace. The main level offers a luxurious primary suite with a spa-like bath, a guest bedroom, full bath, a study/4th bedroom, and an oversized 2 car garage. A fully finished lower level provides an additional bedroom, living area, and full bath. The resort-style grounds are an entertainer’s dream, featuring mature landscaping, a brand-new 18x40 heated in-ground pool, and a new TimberTech deck. Premium upgrades include all-new HVAC, Kohler fixtures, LED lighting, and a new irrigation system. A turnkey summer sanctuary.

2. 2026-03-25
   listed $1,995,000 Active 775-char remark

   Show marketing remark (775 chars)

   Completely renovated, this stylish Westhampton Post Modern is set on 1.15 meticulously manicured acres. The bright, open-concept interior features 4" white oak flooring, a brand-new chef’s kitchen, and a spacious living room with fireplace. The main level offers a luxurious primary suite with a spa-like bath, a guest bedroom, full bath, a study/4th bedroom, and an oversized 2 car garage. A fully finished lower level provides an additional bedroom, living area, and full bath. The resort-style grounds are an entertainer’s dream, featuring mature landscaping, a brand-new 18x40 heated in-ground pool, and a new TimberTech deck. Premium upgrades include all-new HVAC, Kohler fixtures, LED lighting, and a new irrigation system. A turnkey summer sanctuary.

3. 2026-03-16
   historical $1,995,000 775-char remark

   Show marketing remark (775 chars)

   Completely renovated, this stylish Westhampton Post Modern is set on 1.15 meticulously manicured acres. The bright, open-concept interior features 4" white oak flooring, a brand-new chef’s kitchen, and a spacious living room with fireplace. The main level offers a luxurious primary suite with a spa-like bath, a guest bedroom, full bath, a study/4th bedroom, and an oversized 2 car garage. A fully finished lower level provides an additional bedroom, living area, and full bath. The resort-style grounds are an entertainer’s dream, featuring mature landscaping, a brand-new 18x40 heated in-ground pool, and a new TimberTech deck. Premium upgrades include all-new HVAC, Kohler fixtures, LED lighting, and a new irrigation system. A turnkey summer sanctuary.

4. 2025-06-27
   soldstatus $1,125,000
5. 2025-05-15
   soldstatus $1,125,000 Closed 348-char remark

   Show marketing remark (348 chars)

   Discover your dream home in Westhampton—a 3-bedroom, 2-bathroom gem set on 1.15 acres. Enjoy spacious living areas, a professional kitchen, and a dining room perfect for hosting. Recharge with contemporary features like an EV charging station. The expansive backyard offers endless possibilities with room for a pool and a handy storage shed.

6. 2025-03-03
   status Pending 348-char remark

   Show marketing remark (348 chars)

   Discover your dream home in Westhampton—a 3-bedroom, 2-bathroom gem set on 1.15 acres. Enjoy spacious living areas, a professional kitchen, and a dining room perfect for hosting. Recharge with contemporary features like an EV charging station. The expansive backyard offers endless possibilities with room for a pool and a handy storage shed.

7. 2025-02-03
   listed $1,195,000 Active 348-char remark

   Show marketing remark (348 chars)

   Discover your dream home in Westhampton—a 3-bedroom, 2-bathroom gem set on 1.15 acres. Enjoy spacious living areas, a professional kitchen, and a dining room perfect for hosting. Recharge with contemporary features like an EV charging station. The expansive backyard offers endless possibilities with room for a pool and a handy storage shed.

8. 2024-06-05
   historical
9. 2024-04-04
   price $1,195,000
10. 2023-02-23
    price $1,297,000
11. 2023-01-13
    listed $1,375,000 Active

ⓘ 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: $7,269 · $606/mo
• Projected year-2 tax: $20,492 · $1,708/mo
• Expected delta: +$13,223/yr (+$1,102/mo · 181.9%)

ⓘ 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 ≥91°F today · 17 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: $228,756
• − Mortgage interest: −$111,751
• − Property taxes: −$7,269
• − Insurance: −$9,975
• − Repairs & maintenance: −$18,300
• − Management: −$18,300
• − Depreciation: −$58,036
• Taxable income: $5,123
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $36,699/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

+45.1% since first listed

11 events — show timeline

• 2026-05-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Coming Soon $1,995,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-27 Sold (Public Records) $1,125,000 Public Records
• 2025-05-15 Sold (MLS) $1,125,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-02-03 Listed $1,195,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-04 Price Changed $1,195,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-23 Price Changed $1,297,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-13 Listed $1,375,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.9%/yr

Latest (2024): $7,269 · +0.0% YoY. Source: county tax records.