112 Ashley · Westhampton, NY 11977

$1,225,000

3 bd · 3.0 ba · 2,304 sqft · SingleFamily · 5 Days on market

Built 2005 $532/sqft · 20% below area Est $1537k · 20% under $1090/mo HOA · 6% of rent

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

Listing remarks

A highly sought-after Southampton model in the prestigious Westhampton Pines, a 55+ gated community is new to the market! This desirable corner-unit condo is set in a quiet, private location within the community and offers an exceptional blend of comfort, style, and convenience. The home features three bedrooms and three full baths including a primary suite on the main level, along with a second bedroom and bath. Upstairs, a versatile loft provides a third bedroom, full bath, and den--an ideal space for guests. A welcoming foyer opens into a vaulted living room with gas fireplace and adjoining dining room. A sunlit kitchen offers granite counters, gas stove with microwave, breakfast bar, di

Key facts

• Private deck
• Tennis
• Clubhouse

Tags

• PRIVATE DECK
• COVERED PATIO
• NATURE PRESERVE
• CLUBHOUSE
• INDOOR AND OUTDOOR POOLS
• TENNIS

Property features AI

Finance

• Other: Senior community
• HOA & community: Community association with monthly fee; Monthly association fee of $1,090; Association covers common area maintenance, exterior maintenance, grounds care, pool service, snow removal and trash; Community amenities include clubhouse, fitness center, lounge, parking, pool, recreation facilities, spa/hot tub, tennis courts and landscaping

Exterior

• Parking: Driveway parking (total 4 spaces); Attached/has 2-car garage
• Security: Gated community; Community security
• Utilities: PSEG electric; Natural gas connected; Water connected; Cable available; Shared septic
• Home design: Townhouse condominium; 2 stories
• Construction: Advanced framing technique
• Exterior features: Community in-ground outdoor pool (pool/spa combo); No waterfront; Advanced framing construction

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Eat-in kitchen; Open kitchen layout
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms; Double vanity in primary bath
• Heating & cooling: Natural gas heating; Central air conditioning; Gas fireplace (1)
• Interior features: First-floor bedroom; First-floor full bathroom; Built-in features; Cathedral ceilings; Double vanity; Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; Open floor plan; Open kitchen; Primary bathroom; Storage; Walk-in closets; Basement with walk-out access; 7 total rooms; 2 stories (entry level is 1)
• Laundry & utility: In-unit washer and dryer (washer, dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.23M.

Deal economics

• At list price, monthly cash flow is $7k ($79k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.23M).
• Cap rate 12.7% vs local median 9.0% in Westhampton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 6 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 $18,856/mo this rent would consume 149% 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 $117k of equity ($8k loan paydown + $108k 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 $343k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$187k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $550k; list at $1.23M implies a 123% 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,225,000

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. 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: 1.54% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.98%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $1,536,924
• List price: $1,225,000
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.6%
• Equity multiple: 3.88×
• Total profit: $988,578
• Equity at exit: $1,000,306

10-year hold

• IRR: 34.8%
• Equity multiple: 8.48×
• Total profit: $2,564,034
• Equity at exit: $2,055,973

Cash invested: $343,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $18,856 medium
• Mortgage (P&I): −$6,424
• Tax from tax record: −$304 /mo · $3,649/yr
• Insurance: −$510
• HOA: −$1,090
• Vacancy / Maint / Mgmt: −$3,960
• Net cashflow: $6,567

Break-even live

Break-even rent $10,542

Max offer price $1,225,000

Occupancy floor 60%

Sensitivity live

Price	-10% $7,261	-5% $6,914	+0% $6,567	+5% $6,221	+10% $5,874
Rent	-10% $5,078	-5% $5,823	+0% $6,567	+5% $7,312	+10% $8,057
Rate	-1.0pp $7,184	-0.5pp $6,879	base $6,567	+0.5pp $6,250	+1.0pp $5,927

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: $306,250
• Closing costs: $36,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	17d	1	0.81mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	0d	1	1.00mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	6d	1	1.16mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	0d	1	1.29mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	44d	1	1.35mi
18 Lakeside Ln Westhampton, NY	4.0	2.5	2422	$25,000	$10.32	44d	1	1.42mi

HOA detail

• Monthly dues: $1,090 · $13,080/yr
• Likely covers: gassecurity

Listing history 10 events

1. 2026-06-18
   days on market $1,225,000 Active 5 DOM
2. 2026-06-17
   days on market $1,225,000 Active 4 DOM
3. 2026-06-16
   days on market $1,225,000 Active 3 DOM
4. 2026-06-15
   days on market $1,225,000 Active 2 DOM
5. 2026-06-13
   pricedays on marketlisting id $1,225,000 Active 1 DOM
6. 2026-06-01
   days on market $1,295,000 Active 269 DOM
7. 2026-05-31
   days on market $1,295,000 Active 268 DOM
8. 2025-11-15
   price $1,295,000 1640-char remark
9. 2025-09-05
   listed $1,399,000 Active 1640-char remark
10. 2011-02-03
    soldstatus $550,000

ⓘ 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: $3,649 · $304/mo
• Projected year-2 tax: $12,176 · $1,015/mo
• Expected delta: +$8,527/yr (+$711/mo · 233.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 20 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: $226,268
• − Mortgage interest: −$68,619
• − Property taxes: −$3,649
• − Insurance: −$6,125
• − Repairs & maintenance: −$18,101
• − Management: −$18,101
• − HOA: −$13,080
• − Depreciation: −$35,636
• Taxable income: $62,956
• Est. tax owed @ 24.0%: −$15,109
• After-tax cash flow: $63,700/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

+122.7% since first listed

5 events — show timeline

• 2026-06-12 Listed $1,225,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-15 Price Changed $1,295,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-05 Listed $1,399,000 OneKey® MLS as Distributed by MLS Grid
• 2011-02-03 Sold (Public Records) $550,000 Public Records

Property tax history

+0.7%/yr

Latest (2022): $3,649 · +0.0% YoY. Source: county tax records.