14 S Country Rd · Westhampton, NY 11977

$2,395,000

4 bd · 3.5 ba · 3,659 sqft · SingleFamily public records · 52 Days on market

Built 2004 1.05 ac lot Est $2949k · 19% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +9.4/10.0
• Schools +6.6/10.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 14 S Country Road, Westhampton Beach—an exceptional Hamptons retreat set on 1.05 private acres with waterfront access to Tanners Neck Creek and sweeping panoramic views across Moriches Bay toward Dune Road. Bordering a peaceful nature preserve, this beautifully designed 5-bedroom, 3.5-bath residence offers 3,659 sqft of light-filled living space with soaring 10-foot ceilings and expansive windows showcasing water views from nearly every room. Perfectly suited as a luxurious year-round residence, Hamptons getaway, or highly desirable summer rental investment property, the home captures breathtaking sunrise and sunset views in a truly tranquil setting. This property has easy

Key facts

• 1.05 acre lot
• 2 garage spots
• Built 2004

Property features AI

Exterior

• Parking: Private parking for 6 vehicles; 2.5-car garage; Has garage
• Security: Security system; Smoke detectors; Video cameras
• Utilities: Electricity connected (PSEG); Water connected; Septic tank; Trash collection (private)
• Home design: Single family residence; Three or more levels; Actual property condition
• Construction: Frame construction; Concrete perimeter foundation; Waterfront property
• Exterior features: Balcony; Juliet balcony; Basketball hoop; Exterior lighting; Mailbox; Rain gutters; Partial fencing; Shed(s); Waterfront; Back yard; Front yard; Cleared and landscaped grounds; Level lot; Private setting; Sprinklers in front and rear; Near shops; Views

Interior

• Kitchen: Chef's kitchen with kitchen island; Gas cooktop; Gas oven; Gas range; Oven; Microwave; Dishwasher; Refrigerator; Stainless steel appliances; Freezer; Wine refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom with double vanity and soaking tub
• Heating & cooling: Central air conditioning; Forced air heating; Solar heating
• Interior features: First-floor bedroom; First-floor full bathroom; Built-in features; Central vacuum; Chandelier; Chef's kitchen; Crown molding; Double vanity; Eat-in kitchen; Entrance foyer; High ceilings; Kitchen island; Open floorplan; Open kitchen; Pantry; Primary bathroom; Quartz/Quartzite counters; Recessed lighting; Soaking tub; Speakers; Storage; Tray ceilings; Walk-through kitchen; Walk-in closets; Wired for sound; Double pane windows; ENERGY STAR qualified windows; Insulated windows; Oversized windows; Window screens; Deck, terrace and wrap-around porch
• Laundry & utility: Laundry room; Washer; Dryer; Dehumidifier

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.19M (8.4% below list).
• Recommended offer: $2.19M (8.4% below list) — sets the bar for 1% rule.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $21,937/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 $228k of equity ($17k loan paydown + $211k 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 $671k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$365k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($2.32M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $1.60M (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; list at $2.40M implies a 1636% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,193,663 (8.4% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $2,949,154
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Shore Rd	0.59mi	5/3.5 (+1)	3,400 (-7%)	3mo	$6,200,000	$1,824	53
11 Brushy Neck Ln	0.71mi	4/4.5	3,614 (-1%)	24mo	$1,700,000	$470	41
7 Apaucuck Point Ln	0.40mi	5/4.5 (+1)	4,000 (+9%)	22mo	$2,725,000	$681	38
13A Summit Blvd	0.67mi	5/5.5 (+1)	3,934 (+8%)	12mo	$3,169,600	$806	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: 25.5%
• Equity multiple: 2.92×
• Total profit: $1,290,797
• Equity at exit: $1,955,700

10-year hold

• IRR: 22.7%
• Equity multiple: 6.40×
• Total profit: $3,623,704
• Equity at exit: $4,019,637

Cash invested: $670,600 (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: 63
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $21,937 medium
• Mortgage (P&I): −$12,560
• Tax from tax record: −$992 /mo · $11,900/yr
• Insurance: −$998
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,607
• Net cashflow: $2,781

Break-even live

Break-even rent $18,417

Max offer price $2,395,000

Occupancy floor 82%

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: $598,750
• Closing costs: $71,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Sweetgrass Rd Westhampton, NY	5.0	4.5	4050	$13,000	$3.21	1d	1	0.47mi
7 Sea Breeze Ave Westhampton, NY	5.0	3.5	2723	$28,000	$10.28	10d	1	0.48mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	5d	1	0.60mi
9 Plume Grass Way Westhampton, NY	4.0	5.5	4405	$40,000	$9.08	43d	1	0.60mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	1d	1	0.79mi
3 Pine Grove Ct Westhampton, NY	4.0	3.5	3500	$35,000	$10.00	22d	1	0.87mi
250 Oneck Ln Westhampton Beach, NY	5.0	2.5	3113	$20,000	$6.42	18d	1	1.00mi
22 Meadow Ln Westhampton Beach, NY	4.0	4.0	2500	$70,000	$28.00	24d	1	1.11mi
69 Oneck Rd Westhampton Beach, NY	4.0	3.5	2922	$10,000	$3.42	7d	1	1.17mi
37 School St Westhampton Beach, NY	4.0	4.0	3204	$50,000	$15.61	22d	1	1.41mi
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	43d	1	1.41mi

Listing history 13 events

1. 2026-05-01
   status Pending
2. 2026-04-07
   status Active
3. 2026-03-10
   status Active
4. 2026-02-03
   price $2,395,000
5. 2026-02-03
   historical $2,295,000
6. 2026-02-01
   historical
7. 2025-11-06
   price $2,375,000
8. 2025-09-17
   price $2,575,000
9. 2025-08-21
   price $2,975,000
10. 2025-06-27
    price $3,200,000
11. 2025-05-27
    price $3,750,000
12. 2025-05-12
    listed $3,995,000 Active
13. 1999-03-19
    soldstatus $138,000

ⓘ 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: $11,900 · $992/mo
• Projected year-2 tax: $26,187 · $2,182/mo
• Expected delta: +$14,288/yr (+$1,191/mo · 120.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°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: $263,240
• − Mortgage interest: −$134,157
• − Property taxes: −$11,900
• − Insurance: −$11,975
• − Repairs & maintenance: −$21,059
• − Management: −$21,059
• − Depreciation: −$69,673
• Taxable loss: −$6,583
• Est. tax savings @ 24.0%: +$1,580
• After-tax cash flow: $34,949/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

+1635.5% since first listed

13 events — show timeline

• 2026-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-03 Price Changed $2,395,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-03 Coming Soon $2,295,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $2,375,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $2,575,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $2,975,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-27 Price Changed $3,200,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-27 Price Changed $3,750,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-12 Listed $3,995,000 OneKey® MLS as Distributed by MLS Grid
• 1999-03-19 Sold (Public Records) $138,000 Public Records

Property tax history

+1.8%/yr

Latest (2024): $11,900 · +0.0% YoY. Source: county tax records.