17 Willowood Ct · Westhampton, NY 11977

$3,200,000

4 bd · 4.5 ba · 3,721 sqft · SingleFamily public records · 54 Days on market

Built 2017 0.92 ac lot $860/sqft · 53% above area Est $2433k · 32% over

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Why this score? — see what drove the D- 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 +10.5/30.0
• Appreciation +9.4/10.0
• Schools +6.6/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks

Nestled in a quiet residential enclave and surrounded by mature landscaping, this exceptional home at 17 Willowood Court in Westhampton presents a rare opportunity to own a thoughtfully designed residence on a private one-acre lot. With ideal southern exposure, the home is bathed in natural light throughout the day, creating bright, inviting living spaces from sunrise to sunset. The outdoor setting is truly standout, featuring an oversized 18' x 40' heated saltwater pool perfectly positioned for all-day sun. An expansive 800-square-foot deck overlooks the pool, offering the ideal space for entertaining, al fresco dining, or relaxing in a serene, private setting. Inside, an open-concept floo

Key facts

• Private one acre lot
• Vaulted bonus room
• Walk in closet

Tags

• PRIVATE ONE ACRE LOT
• EXPANSIVE DECK
• OPEN CONCEPT FLOOR PLAN
• CHEF'S KITCHEN
• WALK IN CLOSET
• VAULTED BONUS ROOM

Property features AI

Exterior

• Parking: Garage; Two garage spaces; No carport
• Utilities: Electricity available; Sewer: Other
• Home design: Single family residence
• Construction: Wood siding
• Exterior features: In-ground saltwater pool; Back yard fencing; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Stainless steel appliances
• Bedrooms: Total rooms: 10 (includes bedrooms and additional living spaces)
• Bathrooms: Four full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open floor plan; Kitchen island; Primary bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $3.20M.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.91M (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.20M (31.3% below list).
• Recommended offer: $2.20M (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 9.0% in Westhampton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $21,974/mo this rent would consume 174% 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 $304k of equity ($22k loan paydown + $282k 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.
• By year 2, paydown + projected appreciation supports a ~$488k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($3.10M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $315k; list at $3.20M implies a 916% 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 $2,197,426 (31.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $2,433,017
• List price: $3,200,000
• Delta: 31.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Windwood Ct	0.28mi	4/3.0	3,430 (-8%)	0mo	$1,950,000	$569	68
9 Clover Grass	0.19mi	4/4.5	3,302 (-11%)	8mo	$2,725,000	$825	65
28 Quarter Ct	0.57mi	4/3.5	3,700 (-1%)	8mo	$2,269,000	$613	62
11 Pine Grove Ct	0.36mi	4/4.5	4,000 (+8%)	13mo	$2,025,000	$506	60
38 Brushy Neck Ln	0.39mi	4/4.0	3,394 (-9%)	7mo	$2,300,000	$678	60
25 Hickory Bnd	0.50mi	4/4.5	3,518 (-6%)	20mo	$949,200	$270	50
27c Brushy Neck Ln	0.45mi	4/4.0	4,000 (+8%)	19mo	$2,700,000	$675	49
21 Quarter Ct	0.47mi	5/4.0 (+1)	3,300 (-11%)	10mo	$2,250,000	$682	44
13A Summit Blvd	0.62mi	5/5.5 (+1)	3,934 (+6%)	12mo	$3,169,600	$806	42
11 Brushy Neck Ln	0.74mi	4/4.5	3,614 (-3%)	24mo	$1,700,000	$470	41
44 Bridle Path	0.53mi	4/6.5	4,220 (+13%)	24mo	$1,750,000	$415	25

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: 20.2%
• Equity multiple: 2.54×
• Total profit: $1,383,452
• Equity at exit: $2,613,044

10-year hold

• IRR: 18.5%
• Equity multiple: 5.58×
• Total profit: $4,104,157
• Equity at exit: $5,370,706

Cash invested: $896,000 (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 11977

• Home prices YoY: 2.3%
• Active inventory: 63
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $21,974 medium
• Mortgage (P&I): −$16,781
• Tax from tax record: −$881 /mo · $10,572/yr
• Insurance: −$1,333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,615
• Net cashflow: $-1,636

Break-even live

Break-even rent $24,045

Max offer price $2,911,031

Occupancy floor —

Sensitivity live

Price	-10% $176	-5% $-730	+0% $-1,636	+5% $-2,542	+10% $-3,447
Rent	-10% $-3,372	-5% $-2,504	+0% $-1,636	+5% $-768	+10% $100
Rate	-1.0pp $-24	-0.5pp $-822	base $-1,636	+0.5pp $-2,465	+1.0pp $-3,309

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: $800,000
• Closing costs: $96,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	0d	1	0.23mi
35 Hollow Ln Westhampton, NY	5.0	3.5	3500	$22,000	$6.29	0d	1	0.33mi
3 Pine Grove Ct Westhampton, NY	4.0	3.5	3500	$35,000	$10.00	23d	1	0.39mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	6d	1	0.42mi
8 Sweetgrass Rd Westhampton, NY	5.0	4.5	4050	$13,000	$3.21	0d	1	0.55mi
7 Sea Breeze Ave Westhampton, NY	5.0	3.5	2723	$28,000	$10.28	11d	1	0.98mi
9 Plume Grass Way Westhampton, NY	4.0	5.5	4405	$40,000	$9.08	44d	1	1.09mi
26 Lakeside Ln Westhampton, NY	5.0	4.5	2727	$30,000	$11.00	25d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $3,200,000 Active 54 DOM
2. 2026-06-17
   days on market $3,200,000 Active 53 DOM
3. 2026-06-16
   days on market $3,200,000 Active 52 DOM
4. 2026-06-15
   days on market $3,200,000 Active 51 DOM
5. 2026-06-13
   days on market $3,200,000 Active 49 DOM
6. 2026-06-09
   days on market $3,200,000 Active 45 DOM
7. 2026-06-08
   days on market $3,200,000 Active 44 DOM
8. 2026-06-07
   days on market $3,200,000 Active 43 DOM
9. 2026-06-04
   days on market $3,200,000 Active 40 DOM
10. 2026-06-03
    days on market $3,200,000 Active 39 DOM
11. 2026-06-02
    days on market $3,200,000 Active 38 DOM
12. 2026-06-01
    days on market $3,200,000 Active 37 DOM
13. 2026-05-31
    days on market $3,200,000 Active 36 DOM
14. 2026-04-25
    listed $3,200,000 Active 1938-char remark
15. 2013-04-15
    soldstatus $315,000

ⓘ 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: $10,572 · $881/mo
• Projected year-2 tax: $32,326 · $2,694/mo
• Expected delta: +$21,754/yr (+$1,813/mo · 205.8%)

ⓘ 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 · 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: $263,691
• − Mortgage interest: −$179,250
• − Property taxes: −$10,572
• − Insurance: −$16,000
• − Repairs & maintenance: −$21,095
• − Management: −$21,095
• − Depreciation: −$93,091
• Taxable loss: −$77,412
• Est. tax savings @ 24.0%: +$18,579
• After-tax cash flow: $-1,051/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

+915.9% since first listed

2 events — show timeline

• 2026-04-25 Listed $3,200,000 OneKey® MLS as Distributed by MLS Grid
• 2013-04-15 Sold (Public Records) $315,000 Public Records

Property tax history

+10.4%/yr

Latest (2024): $10,572 · +0.0% YoY. Source: county tax records.