19 Montauk Hwy #9 · Westhampton, NY 11977

$895,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 56 Days on market

Built 2021 Excellent condition Garage $746/sqft · 8% below area Est $1.406M · 36% under $650/mo HOA · 4% of rent ↓ 22% 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 +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 +7.4/10.0
• 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.

Key facts

• $650 HOA
• Garage
• Built 2021

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $895k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $895k).
• Recommended offer: $868k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 9.2% 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: 79 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $14,808/mo this rent would consume 117% of the median local household income ($151k/yr) (locally 26% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $85k of equity ($6k loan paydown + $79k 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 $251k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$137k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($868k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y 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 $868,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.29%
• DSCR: 2.04
• GRM: 5.0

CMA / ARV

• ARV (median comp): $1,405,576
• List price: $895,000
• Delta: -36.33%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Brittany Ln	0.25mi	2/2.5	1,447 (+21%)	3mo	$810,000	$560	59
28 Apaucuck Point Rd	1.18mi	2/1.0	1,230 (+2%)	3mo	$965,000	$785	54
7 Brittany Ln	0.29mi	2/2.0	1,363 (+14%)	14mo	$800,000	$587	52
30 Brittany Ln #30	0.40mi	2/3.5	1,427 (+19%)	3mo	$840,000	$589	47
12 Bishop	0.63mi	1/1.0 (-1)	1,160 (-3%)	11mo	$950,000	$819	47
741 Hamilton Ave	1.15mi	3/2.0 (+1)	1,288 (+7%)	3mo	$530,000	$411	45
625 Edwards St Unit A	1.34mi	3/1.5 (+1)	1,232 (+3%)	11mo	$407,500	$331	44
757A Mccord St Unit A	1.09mi	3/3.0 (+1)	1,316 (+10%)	0mo	$610,000	$464	40
16 Redfield Ln	0.53mi	3/1.5 (+1)	1,050 (-12%)	11mo	$900,000	$857	38
14 Maple St	0.61mi	3/2.0 (+1)	1,400 (+17%)	11mo	$1,200,000	$857	33
25 Mitchell Road, Unit 6 #6	1.21mi	2/2.5	1,500 (+25%)	9mo	$1,849,500	$1,233	30
182-188 Main St	1.15mi	2/3.0	1,400 (+17%)	14mo	$3,300,000	$2,357	24

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: 39.8%
• Equity multiple: 3.90×
• Total profit: $726,891
• Equity at exit: $730,836

10-year hold

• IRR: 35.0%
• Equity multiple: 8.52×
• Total profit: $1,884,618
• Equity at exit: $1,502,119

Cash invested: $250,600 (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: 79
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $14,808 medium
• Mortgage (P&I): −$4,693
• Tax est. 1.5%: −$1,119 /mo · $13,425/yr
• Insurance: −$373
• HOA: −$650
• Vacancy / Maint / Mgmt: −$3,110
• Net cashflow: $4,863

Break-even live

Break-even rent $8,652

Max offer price $895,000

Occupancy floor 62%

Sensitivity live

Price	-10% $5,482	-5% $5,173	+0% $4,863	+5% $4,554	+10% $4,245
Rent	-10% $3,694	-5% $4,278	+0% $4,863	+5% $5,448	+10% $6,033
Rate	-1.0pp $5,314	-0.5pp $5,091	base $4,863	+0.5pp $4,631	+1.0pp $4,396

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: $223,750
• Closing costs: $26,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Lincoln St Westhampton, NY	1.0	1.0	800	$3,300	$4.12	93d	1	0.18mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$17,500	$15.74	10d	1	0.55mi
24 Maple St Westhampton Beach, NY	2.0	2.5	896	$18,000	$20.09	4d	1	0.59mi
42 Oak St Westhampton Beach, NY	3.0	2.0	1400	$30,000	$21.43	0d	1	0.64mi
221 Mill Rd #3 Westhampton Beach, NY	1.0	1.0	810	$8,000	$9.88	73d	1	0.71mi
69 Rogers Ave Westhampton Beach, NY	3.0	1.0	1400	$12,000	$8.57	38d	1	0.73mi
21 Summit Blvd Westhampton, NY	2.0	2.0	1200	$15,000	$12.50	26d	1	1.03mi
98 Peters Ln Westhampton Beach, NY	3.0	2.0	1022	$29,500	$28.86	4d	1	1.13mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	71d	1	1.17mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	73d	1	1.26mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	73d	1	1.32mi
35 Library Ave Apt 3L Westhampton Beach, NY	2.0	2.0	800	$17,500	$21.88	73d	1	1.33mi

Property features AI

Finance

• HOA & community: Community association with monthly fee of $650 covering common area maintenance

Exterior

• Parking: Garage (1 space)
• Utilities: Electricity connectedSewer: Other
• Home design: TownhouseCondominiumEntry level: 9
• Construction: Frame construction
• Exterior features: Frame constructionNot waterfront

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorStainless steel appliances
• Bedrooms: Includes first-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: First-floor bedroomEat-in kitchenOpen floorplanUnfinished basement
• Laundry & utility: WasherDryer

HOA detail $650/mo · $7,800/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $895,000 Active 56 DOM
2. 2026-08-06
   days on market $895,000 Active 54 DOM
3. 2026-08-05
   days on market $895,000 Active 53 DOM
4. 2026-08-04
   days on market $895,000 Active 52 DOM
5. 2026-08-03
   days on market $895,000 Active 51 DOM
6. 2026-07-31
   days on market $895,000 Active 48 DOM
7. 2026-07-30
   days on market $895,000 Active 47 DOM
8. 2026-07-30
   days on market $895,000 Active 46 DOM
9. 2026-07-28
   days on market $895,000 Active 45 DOM
10. 2026-07-26
    days on market $895,000 Active 43 DOM
11. 2026-07-24
    days on market $895,000 Active 41 DOM
12. 2026-07-23
    days on market $895,000 Active 40 DOM
13. 2026-07-22
    days on market $895,000 Active 39 DOM
14. 2026-07-21
    days on market $895,000 Active 38 DOM
15. 2026-07-20
    days on market $895,000 Active 37 DOM
16. 2026-07-18
    days on market $895,000 Active 35 DOM
17. 2026-07-18
    days on market $895,000 Active 34 DOM
18. 2026-07-16
    days on market $895,000 Active 33 DOM
19. 2026-07-15
    days on market $895,000 Active 32 DOM
20. 2026-07-14
    days on market $895,000 Active 31 DOM
21. 2026-07-13
    days on market $895,000 Active 30 DOM
22. 2026-07-13
    days on market $895,000 Active 29 DOM
23. 2026-07-11
    days on market $895,000 Active 28 DOM
24. 2026-07-10
    days on market $895,000 Active 27 DOM
25. 2026-07-09
    days on market $895,000 Active 26 DOM
26. 2026-07-07
    days on market $895,000 Active 24 DOM
27. 2026-07-06
    days on market $895,000 Active 23 DOM
28. 2026-07-06
    days on market $895,000 Active 22 DOM
29. 2026-07-05
    days on market $895,000 Active 21 DOM
30. 2026-07-03
    days on market $895,000 Active 20 DOM
31. 2026-07-02
    days on market $895,000 Active 19 DOM
32. 2026-07-01
    days on market $895,000 Active 18 DOM
33. 2026-06-30
    days on market $895,000 Active 17 DOM
34. 2026-06-29
    days on market $895,000 Active 16 DOM
35. 2026-06-28
    days on market $895,000 Active 15 DOM
36. 2026-06-27
    days on market $895,000 Active 14 DOM
37. 2026-06-26
    days on market $895,000 Active 13 DOM
38. 2026-06-24
    days on market $895,000 Active 11 DOM
39. 2026-06-22
    days on market $895,000 Active 9 DOM
40. 2026-06-21
    days on market $895,000 Active 8 DOM
41. 2026-06-18
    days on market $895,000 Active 5 DOM
42. 2026-06-17
    days on market $895,000 Active 4 DOM
43. 2026-06-16
    days on market $895,000 Active 3 DOM
44. 2026-06-15
    days on market $895,000 Active 2 DOM
45. 2026-06-13
    days on marketlisting id $895,000 Active 1 DOM
46. 2026-06-01
    days on market $895,000 Active 903 DOM
47. 2026-05-31
    days on market $895,000 Active 902 DOM
48. 2026-02-26
    price $895,000 1195-char remark
49. 2025-12-12
    status Active 1195-char remark
50. 2025-12-10
    historical 1195-char remark

ⓘ 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 3/10 Moderate
• 🌡 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: $177,699
• − Mortgage interest: −$50,134
• − Property taxes: −$13,425
• − Insurance: −$4,475
• − Repairs & maintenance: −$14,216
• − Management: −$14,216
• − HOA: −$7,800
• − Depreciation: −$26,036
• Taxable income: $47,397
• Est. tax owed @ 24.0%: −$11,375
• After-tax cash flow: $46,985/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 · 6 photos

Excellent 95/100 None rehab

This newly constructed single-family home in The Enclave offers luxury and convenience with modern amenities and a spacious layout. The property is move-in ready with no visible repairs or maintenance needed.

Value-add opportunities

• Both Landscaping and pool maintenance — Maintaining the pool and landscaping will keep the property looking its best and attract potential buyers ↑
• Both Regular HVAC maintenance — Regular maintenance ensures the HVAC system runs efficiently and reduces the risk of costly repairs ↑

B Composite school gradezoned avg 74/100

Zoned Schools

Elementary Westhampton Beach Elementary School B+ NY #525/2,108 Nat'l #4,366/41,679 Middle Westhampton Middle School B+ NY #136/729 Nat'l #1,545/14,009 High Westhampton Beach Senior High School A+ NY #147/1,100 Nat'l #235/17,239

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

C Composite livability gradescore 60/100

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 · 1,505,262 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: 26% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Community association with monthly fee of $650 covering common area maintenance

Exterior

• Parking: Garage (1 space)
• Utilities: Electricity connectedSewer: Other
• Home design: TownhouseCondominiumEntry level: 9
• Construction: Frame construction
• Exterior features: Frame constructionNot waterfront

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorStainless steel appliances
• Bedrooms: Includes first-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: First-floor bedroomEat-in kitchenOpen floorplanUnfinished basement
• Laundry & utility: WasherDryer

Price history

-22.1% since first listed

20 events — show timeline

• 2026-06-13 Listed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Price Changed $945,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-04-02 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
• 2024-07-15 Price Changed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-08 Price Changed $1,179,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-05 Listed $1,350,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-05-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-02-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-12-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-09-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-07-11 Listed $1,149,000 OneKey® MLS as Distributed by MLS Grid