5 Michaels Way

Westhampton Beach, NY 11978

$8,500,000D-

7 bd · 10.5 ba · 12,156 sqft · Built 2026 · Land · Active · 216 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $25,158/mo
• Mortgage (P&I): −$44,575
• Tax + insurance: −$14,167
• HOA: −$0
• Vac / Maint / Mgmt: −$5,283
• Net cashflow: $-38,867/mo
• Annual: $-466,404/yr
• Cap rate: 0.81%
• Cash-on-cash: -19.60%
• DSCR: 0.13
• 1% rule: 0.30%
• Cash to close: $2,380,000

Investor read

• This is a 7-bed/10.5-bath land listed at $8.50M.
• At list price, monthly cash flow is $-39k ($-466k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.88M (66.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.52M (70.4% below list).
• It's been on market 216 days — a 12% lower offer ($7.48M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $2.52M (70.4% below list) — sets the bar for 1% rule.
• In year one you build about $909k of equity ($59k loan paydown + $850k appreciation (10.0% local appreciation)).
• Location reads 64/100 on livability (#740 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools 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.
• Market conditions: 112 active listings in the ZIP; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 8 sale attempts since 11y 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 $1.88M; list at $8.50M implies a 353% gain — meaningful room to come down on a strong offer.
• By year 2, paydown + projected appreciation supports a ~$1.46M cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.
• Cap rate 0.8% vs local median 9.3% in Westhampton Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.
• At $25,158/mo this rent would consume 241% of the median local household income ($125k/yr) (locally 43% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• 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?
• It's been on market 216 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.