30 Maple St · Westhampton Beach, NY 11978

$1,075,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 130 Days on market

Built 1930 8,276 sqft lot $1400/sqft · 24% above area Est $870k · 24% 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• Schools +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Perfect getaway or year-round retreat! Updated cottage in prime Westhampton Beach Village. Conveniently located within the Village with its revitalized Main Street and access to Village beaches. Two-bedroom cottage with renovated eat in kitchen with stainless steel appliances and renovated bathroom, deck for outdoor dining, BBQs, and fenced yard. Great Condo Alternative in Excellent location!

Key facts

• 8,276 sq ft lot
• Built 1930
• Listed 130 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.07M.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.07M).
• Recommended offer: $946k (12.0% below list) — sets the bar for market timing.

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: 112 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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).

Forward outlook

• In year one you build about $115k of equity ($7k loan paydown + $108k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $301k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$185k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($946k) is reasonable based on typical stale-listing flexibility.
• 3 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 $240k; list at $1.07M implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $946,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.44% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $870,139
• List price: $1,075,000
• Delta: 23.54%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Oak St	0.15mi	2/1.0	728 (-5%)	20mo	$737,000	$1,012	68
71 Lilac Rd	0.28mi	2/1.0	810 (+6%)	20mo	$685,000	$846	61

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: 38.6%
• Equity multiple: 3.97×
• Total profit: $892,973
• Equity at exit: $968,445

10-year hold

• IRR: 33.3%
• Equity multiple: 8.94×
• Total profit: $2,388,491
• Equity at exit: $2,088,489

Cash invested: $301,000 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $15,511 medium
• Mortgage (P&I): −$5,637
• Tax est. 1.5%: −$1,344 /mo · $16,125/yr
• Insurance: −$448
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,257
• Net cashflow: $4,824

Break-even live

Break-even rent $9,404

Max offer price $1,075,000

Occupancy floor 64%

Sensitivity live

Price	-10% $5,567	-5% $5,196	+0% $4,824	+5% $4,453	+10% $4,081
Rent	-10% $3,599	-5% $4,212	+0% $4,824	+5% $5,437	+10% $6,050
Rate	-1.0pp $5,366	-0.5pp $5,098	base $4,824	+0.5pp $4,546	+1.0pp $4,262

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: $268,750
• Closing costs: $32,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Mill Rd #3 Westhampton Beach, NY	1.0	1.0	810	$8,000	$9.88	26d	1	0.21mi
3 Lincoln St Westhampton, NY	1.0	1.0	800	$3,300	$4.12	45d	1	0.42mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	26d	1	0.58mi
35 Library Ave Apt 3L Westhampton Beach, NY	2.0	2.0	800	$17,500	$21.88	26d	1	0.76mi
16 Bishop Ave Westhampton, NY	1.0	1.0	600	$3,100	$5.17	26d	1	0.79mi
424 Main St Westhampton Beach, NY	2.0	1.0	632	$10,000	$15.82	21d	1	0.82mi

Listing history 10 events

1. 2026-01-19
   listed $1,075,000 Active 395-char remark

   Show marketing remark (395 chars)

   Perfect getaway or year-round retreat! Updated cottage in prime Westhampton Beach Village. Conveniently located within the Village with its revitalized Main Street and access to Village beaches. Two-bedroom cottage with renovated eat in kitchen with stainless steel appliances and renovated bathroom, deck for outdoor dining, BBQs, and fenced yard. Great Condo Alternative in Excellent location!

2. 2026-01-06
   historical $1,075,000 395-char remark

   Show marketing remark (395 chars)

   Perfect getaway or year-round retreat! Updated cottage in prime Westhampton Beach Village. Conveniently located within the Village with its revitalized Main Street and access to Village beaches. Two-bedroom cottage with renovated eat in kitchen with stainless steel appliances and renovated bathroom, deck for outdoor dining, BBQs, and fenced yard. Great Condo Alternative in Excellent location!

3. 2024-03-01
   historical $3,200
4. 2024-02-03
   listed $3,200
5. 2012-07-26
   soldstatus $240,000
6. 2012-07-13
   soldstatus $240,000 52-char remark

   Show marketing remark (52 chars)

   Gray Home On North/East Corner Of Maple Street...#30

7. 2012-01-24
   listed $265,000 52-char remark

   Show marketing remark (52 chars)

   Gray Home On North/East Corner Of Maple Street...#30

8. 2001-02-07
   soldstatus $157,500
9. 1986-06-13
   soldstatus $110,000
10. 1985-02-21
    soldstatus $70,000

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 20 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: $186,128
• − Mortgage interest: −$60,217
• − Property taxes: −$16,125
• − Insurance: −$5,375
• − Repairs & maintenance: −$14,890
• − Management: −$14,890
• − Depreciation: −$31,273
• Taxable income: $43,358
• Est. tax owed @ 24.0%: −$10,406
• After-tax cash flow: $47,486/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 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 · 679,920 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: 43.0

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 (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%

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

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

+1435.7% since first listed

10 events — show timeline

• 2026-01-19 Listed $1,075,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Coming Soon $1,075,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-01 Rental Removed $3,200 ONEKEY
• 2024-02-03 Listed for Rent $3,200 ONEKEY
• 2012-07-26 Sold (Public Records) $240,000 Public Records
• 2012-07-13 Sold (MLS) $240,000 OneKey® MLS as Distributed by MLS Grid
• 2012-01-24 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2001-02-07 Sold (Public Records) $157,500 Public Records
• 1986-06-13 Sold (Public Records) $110,000 Public Records
• 1985-02-21 Sold (Public Records) $70,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $1,027 · +11.9% YoY. Source: county tax records.