21 Montauk Hwy #7 · Westhampton, NY 11977

$1,299,000

2 bd · 2.0 ba · 2,872 sqft · Condo · 21 Days on market

Built 2024 Excellent condition

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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 +19.4/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +6.6/10.0
• DSCR +6.1/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

DISCOVER ENCLAVE! "Luxury living in Westhampton. " This exclusive community offers 10 stunning condo units, each with 2 bedrooms, 2 bathrooms, a private garage, and a full basement. Just a stone's throw from Westhampton Beach, you'll enjoy easy access to beaches, shopping, and top-notch restaurants. Some units are move-in ready, and there's still time to customize your colors. Additional information: Appearance:Diamond, Interior Features: Lr/Dr

Key facts

• Exclusive community
• Move in ready
• Garage

Tags

• EXCLUSIVE COMMUNITY
• EASY ACCESS TO BEACHES
• MOVE IN READY

Property features AI

Finance

• HOA & community: Association covers trash and water

Exterior

• Parking: Detached parking; Parking lot; 1-car garage
• Utilities: Septic tank; Private trash collection
• Home design: Townhouse; Condominium; New construction; One level (entry level: 1)
• Construction: Frame construction
• Exterior features: Deck; In-ground pool; Not waterfront

Interior

• Kitchen: Eat-in kitchen with granite counters
• Bedrooms: Primary bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Cathedral ceilings; Eat-in kitchen; Granite counters; Pantry; First-floor bedroom; Primary bathroom
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $1.30M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.30M).
• Recommended offer: $1.28M (1.5% 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-, 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $15,085/mo this rent would consume 120% 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 $124k of equity ($9k loan paydown + $115k 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 $364k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$198k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($1.28M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $1,279,515 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.92×
• Total profit: $698,558
• Equity at exit: $1,060,733

10-year hold

• IRR: 22.7%
• Equity multiple: 6.41×
• Total profit: $1,966,603
• Equity at exit: $2,180,171

Cash invested: $363,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $15,085 medium
• Mortgage (P&I): −$6,812
• Tax est. 1.5%: −$1,624 /mo · $19,485/yr
• Insurance: −$541
• HOA est. from 2 same-building comps: −$1,482
• Vacancy / Maint / Mgmt: −$3,168
• Net cashflow: $1,458

Break-even live

Break-even rent $13,239

Max offer price $1,299,000

Occupancy floor 85%

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	43d	1	0.57mi
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	43d	1	0.68mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	5d	1	1.39mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-05
   listed $1,299,000 Active 460-char remark
2. 2025-12-02
   historical
3. 2025-08-05
   status Active
4. 2025-02-11
   status Pending
5. 2024-10-31
   price $1,299,000
6. 2024-06-06
   listed $1,249,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $181,026
• − Mortgage interest: −$72,764
• − Property taxes: −$19,485
• − Insurance: −$6,495
• − Repairs & maintenance: −$14,482
• − Management: −$14,482
• − HOA: −$17,784
• − Depreciation: −$37,789
• Taxable loss: −$2,256
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $18,043/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.

Condition & rehab AI · 9 photos

Excellent 95/100 None rehab

This move-in-ready condo is in excellent condition with modern amenities and a well-maintained exterior. It offers a great location and potential for further value through minor updates.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and add value.
• Both Landscaping and pool maintenance — Maintaining the pool and landscaping can attract more buyers and renters.
• Both HVAC system inspection and maintenance — Ensures the HVAC system is functioning properly and can add value to the property.
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can attract more buyers and renters.
• Both Landscaping and pool maintenance — Maintaining the pool and landscaping can attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and add value. ↑
• Both Landscaping and pool maintenance — Maintaining the pool and landscaping can attract more buyers and renters. ↑
• Both HVAC system inspection and maintenance — Ensures the HVAC system is functioning properly and can add value to the property. ↑
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can attract more buyers and renters. ↑
• Both Landscaping and pool maintenance — Maintaining the pool and landscaping can attract more buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+3.9% since first listed

6 events — show timeline

• 2026-05-05 Listed $1,299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-10-31 Price Changed $1,299,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-06 Listed $1,249,990 OneKey® MLS as Distributed by MLS Grid