19 Montauk Hwy #7 · Westhampton, NY 11977

$1,150,000

2 bd · 2.0 ba · 1,260 sqft · SingleFamily · 8 Days on market

Built 2021 Excellent condition 1,248 sqft lot $913/sqft · 73% above area Est $1511k · 24% under $650/mo HOA · 4% of rent ↓ 26% since listing

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• Appreciation +9.4/10.0
• 1% rule +8.2/10.0
• Schools +6.6/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to The Enclave, the Hamptons' condominium development nestled in the heart of Westhampton. Spanning an expansive 1.7 acres, this development offers the epitome of Hamptons luxury and convenience. Featuring a modern kitchen adorned with stainless steel appliances with ample storage cabinets with large counter tops. Additional amenities abound, featuring a basement with 10' ceiling height, a separate one-car garage, a covered porch, and a rear deck. The Enclave elevates communal living with its state-of-the-art 20 x 40 gunite pool. Situated moments from Westhampton Beach, indulge in exquisite dining, entertainment, boutique shopping, and access to world-class beaches and private beach

Key facts

• $650 HOA
• Garage
• Built 2021

Property features AI

Finance

• HOA & community: Association fee $650 per month; Association covers common area maintenance; Has association

Exterior

• Parking: Garage; 1-car garage
• Utilities: Electricity connected; Sewer: Other
• Home design: Townhouse; Condominium; Entry level: 7
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open floor plan; Eat-in kitchen; First-floor bedroom; Finished basement; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $1.15M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.15M).

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $15,140/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 $109k of equity ($8k loan paydown + $101k 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 $322k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$175k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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.

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 $1,150,000

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: 1.32% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.3

CMA / ARV

• ARV (median comp): $1,511,406
• List price: $1,150,000
• Delta: -14.05%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Rogers Ave	0.70mi	3/2.0 (+1)	1,232 (-2%)	19mo	$800,000	$649	42
14 Maple St	0.61mi	3/2.0 (+1)	1,400 (+11%)	9mo	$1,200,000	$857	41
12 Bishop	0.63mi	1/1.0 (-1)	1,160 (-8%)	9mo	$950,000	$819	40

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: 31.3%
• Equity multiple: 3.33×
• Total profit: $750,032
• Equity at exit: $939,063

10-year hold

• IRR: 27.6%
• Equity multiple: 7.29×
• Total profit: $2,024,025
• Equity at exit: $1,930,097

Cash invested: $322,000 (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: 66
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $15,140 medium
• Mortgage (P&I): −$6,031
• Tax est. 1.5%: −$1,438 /mo · $17,250/yr
• Insurance: −$479
• HOA: −$650
• Vacancy / Maint / Mgmt: −$3,179
• Net cashflow: $3,363

Break-even live

Break-even rent $10,883

Max offer price $1,150,000

Occupancy floor 73%

Sensitivity live

Price	-10% $4,158	-5% $3,761	+0% $3,363	+5% $2,966	+10% $2,569
Rent	-10% $2,167	-5% $2,765	+0% $3,363	+5% $3,961	+10% $4,559
Rate	-1.0pp $3,943	-0.5pp $3,656	base $3,363	+0.5pp $3,065	+1.0pp $2,762

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	25d	1	0.23mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	45d	1	0.53mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	25d	1	0.55mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	20d	1	0.59mi
21 Summit Blvd Westhampton, NY	2.0	2.0	1200	$15,000	$12.50	45d	1	1.03mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	23d	1	1.17mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	25d	1	1.26mi
3041 Mitchell Rd Westhampton Beach, NY	2.0	3.0	1550	$15,000	$9.68	45d	1	1.32mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	25d	1	1.32mi

HOA detail

• Monthly dues: $650 · $7,800/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-21
   days on market $1,150,000 Active 8 DOM
2. 2026-06-18
   days on market $1,150,000 Active 5 DOM
3. 2026-06-17
   days on market $1,150,000 Active 4 DOM
4. 2026-06-16
   days on market $1,150,000 Active 3 DOM
5. 2026-06-15
   days on market $1,150,000 Active 2 DOM
6. 2026-06-13
   pricedays on marketlisting id $1,150,000 Active 1 DOM
7. 2026-06-01
   days on market $1,299,000 Active 171 DOM
8. 2026-05-31
   days on market $1,299,000 Active 170 DOM
9. 2025-12-12
   listed $1,299,000 Active 1197-char remark
10. 2025-10-01
    historical
11. 2025-08-08
    status Active
12. 2025-02-11
    status Pending
13. 2024-12-05
    status Active
14. 2024-11-30
    historical
15. 2024-02-08
    price $1,299,000
16. 2023-10-05
    listed $1,550,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 19 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: $181,683
• − Mortgage interest: −$64,418
• − Property taxes: −$17,250
• − Insurance: −$5,750
• − Repairs & maintenance: −$14,535
• − Management: −$14,535
• − HOA: −$7,800
• − Depreciation: −$33,455
• Taxable income: $23,941
• Est. tax owed @ 24.0%: −$5,746
• After-tax cash flow: $34,615/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 · 12 photos

Excellent 95/100 None rehab

This newly constructed single-family home in The Enclave offers a luxurious and modern living experience with no immediate repairs or maintenance needed. The property's prime location and well-maintained condition make it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Landscaping and irrigation system — Improves curb appeal and adds value
• Both Add a small garden or patio area — Enhances outdoor living space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping and irrigation system — Improves curb appeal and adds value ↑
• Both Add a small garden or patio area — Enhances outdoor living space and adds value ↑

ⓘ 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

-25.8% since first listed

9 events — show timeline

• 2026-06-13 Listed $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Listed $1,299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-12-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-11-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-02-08 Price Changed $1,299,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-05 Listed $1,550,000 OneKey® MLS as Distributed by MLS Grid