33 Windwood Ct · Westhampton, NY 11977

$1,495,000

3 bd · 2.0 ba · 1,820 sqft · SingleFamily public records · 3 Days on market

Built 2002 1.08 ac lot Est $1225k · 22% 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 +9.4/10.0
• 1% rule +7.7/10.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This beautiful 3 bedroom, 2 bath Post Modern Ranch is set on a private 1.1 acre. The open layout includes easy one level living w/ professional kitchen, primary suite w/ spacious bathroom, 2 additional bedrooms and full bathroom. The open living room w/ fireplace has cathedral ceilings and sliders that lead to large deck, pavers, private yard, and heated in-ground pool. The home has a 2 car garage and a full unfinished basement that can easily double the square footage.

Key facts

• 1.08 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Cesspool sewer; Water connected; Electricity connected; Cable connected; Phone connected; Private trash collection
• Home design: Single family residence; One story
• Construction: Cedar exterior
• Exterior features: Private pool; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances; Eat-in kitchen
• Bedrooms: One-level living; Total rooms: 7
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil hot air heating; Central air conditioning; 1 fireplace
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; Eat-in kitchen; High ceilings; Open floor plan; Full unfinished walk-out basement; Partial attic
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $6k ($72k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.50M).
• Cap rate 11.1% vs local median 9.0% in Westhampton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 66 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $19,035/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 $142k of equity ($10k loan paydown + $132k 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 $419k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$228k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $592k; list at $1.50M implies a 153% 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 $1,495,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $1,224,860
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Jagger Ln	0.14mi	3/2.0	2,041 (+12%)	0mo	$1,760,000	$862	73
138A Montauk Hwy	0.13mi	4/2.5 (+1)	1,995 (+10%)	2mo	$1,300,000	$652	69
21 Windwood Ct	0.09mi	4/2.5 (+1)	2,006 (+10%)	5mo	$1,350,000	$673	68
6 Wintergreen Ln	0.41mi	3/2.0	1,947 (+7%)	3mo	$1,200,000	$616	67
15 Windwood Ct	0.15mi	3/3.0	2,072 (+14%)	6mo	$1,485,000	$717	61
23 Sweetgrass Rd	0.32mi	3/2.0	1,732 (-5%)	22mo	$1,537,500	$888	59
24 Crestview Dr	0.62mi	3/2.5	1,780 (-2%)	18mo	$890,000	$500	50
17 Heather Dr	0.68mi	3/2.5	1,650 (-9%)	2mo	$1,350,000	$818	49
16 Heather Dr	0.65mi	4/2.0 (+1)	1,925 (+6%)	8mo	$825,000	$429	48
15 Crest Dr	0.63mi	3/2.0	1,600 (-12%)	7mo	$613,500	$383	45
25 Raynor Dr	0.70mi	3/2.0	1,644 (-10%)	21mo	$1,120,000	$681	33

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: 35.0%
• Equity multiple: 3.58×
• Total profit: $1,077,966
• Equity at exit: $1,220,781

10-year hold

• IRR: 30.7%
• Equity multiple: 7.81×
• Total profit: $2,849,698
• Equity at exit: $2,509,126

Cash invested: $418,600 (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: 66
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $19,035 medium
• Mortgage (P&I): −$7,840
• Tax from tax record: −$566 /mo · $6,787/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,997
• Net cashflow: $6,009

Break-even live

Break-even rent $11,428

Max offer price $1,495,000

Occupancy floor 63%

Sensitivity live

Price	-10% $6,856	-5% $6,432	+0% $6,009	+5% $5,586	+10% $5,163
Rent	-10% $4,505	-5% $5,257	+0% $6,009	+5% $6,761	+10% $7,513
Rate	-1.0pp $6,762	-0.5pp $6,390	base $6,009	+0.5pp $5,622	+1.0pp $5,228

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: $373,750
• Closing costs: $44,850
• 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	0d	1	0.13mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$20,000	$10.81	0d	1	0.19mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	45d	1	0.49mi
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	18d	1	0.50mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	20d	1	1.13mi
35 Halsey Rd Remsenburg, NY	3.0	2.0	2345	$10,000	$4.26	0d	1	1.24mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	26d	1	1.39mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $1,495,000 Active 3 DOM
2. 2026-06-18
   days on market $1,495,000 Coming Soon 9 DOM
3. 2026-06-17
   days on market $1,495,000 Coming Soon 8 DOM
4. 2026-06-16
   days on market $1,495,000 Coming Soon 7 DOM
5. 2026-06-15
   days on market $1,495,000 Coming Soon 6 DOM
6. 2026-06-13
   days on market $1,495,000 Coming Soon 4 DOM
7. 2026-06-10
   remarks 474-char remark
8. 2026-06-10
   listed $1,495,000 Coming Soon 1 DOM

ⓘ 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: $6,787 · $566/mo
• Projected year-2 tax: $16,026 · $1,336/mo
• Expected delta: +$9,239/yr (+$770/mo · 136.1%)

ⓘ 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 · 18 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: $228,422
• − Mortgage interest: −$83,743
• − Property taxes: −$6,787
• − Insurance: −$7,475
• − Repairs & maintenance: −$18,274
• − Management: −$18,274
• − Depreciation: −$43,491
• Taxable income: $50,377
• Est. tax owed @ 24.0%: −$12,091
• After-tax cash flow: $60,021/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

+1561.1% since first listed

3 events — show timeline

• 2026-06-09 Coming Soon $1,495,000 OneKey® MLS as Distributed by MLS Grid
• 2003-07-19 Sold (Public Records) $592,000 Public Records
• 1995-10-27 Sold (Public Records) $90,000 Public Records

Property tax history

+1.5%/yr

Latest (2022): $6,787 · +0.0% YoY. Source: county tax records.