757A Mccord St Unit A · Westhampton, NY 11978

$620,000

3 bd · 3.0 ba · 1,316 sqft · SingleFamily · 84 Days on market

Built 1958 Fair condition 0.37 ac lot $471/sqft · at area comps Est $614k · at est. ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.1/15.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Priced to sell! Don't miss this rare chance to own your own home in the Hamptons. A unique opportunity to put your personal blueprint on this 3 bedroom, 3 bath Ranch. Located on a third of an acre, the large, fenced-in, private backyard offers a deck, an inground pool (needs a new liner), and room for many outdoor activities. The living/dining room has a wood-burning fireplace and is flooded with light through a wall of glass overlooking the deck and beyond. A full basement has 4 egress windows and includes the 3rd legal bathroom. Only minutes to the Village of Westhampton Beach, where you'll find great shopping, a variety of restaurants, first-class entertainment, and many local events! This is a great time to get into the Hamptons' scene without breaking the bank! Professional Floor Plans are forthcoming.

Key facts

• Legal bathroom
• Private backyard
• Full basement

Tags

• PRIVATE BACKYARD
• INGROUND POOL
• WOOD-BURNING FIREPLACE
• FULL BASEMENT
• EGRESS WINDOWS
• LEGAL BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $620k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $11k ($132k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $620k).
• Recommended offer: $583k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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-, schools D+, amenities 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $19,365/mo this rent would consume 186% 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.

Forward outlook

• In year one you build about $66k of equity ($4k loan paydown + $62k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $174k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($583k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $582,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.12% ✓
• Cap rate: 27.61%
• Cash-on-cash: 76.13%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (median comp): $614,339
• List price: $620,000
• Delta: 0.92%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
741 Hamilton Ave	0.07mi	3/2.0	1,288 (-2%)	1mo	$530,000	$411	88
625 Edwards St Unit A	0.25mi	3/1.5	1,232 (-6%)	9mo	$407,500	$331	64
623 Edwards St Unit A	0.27mi	3/1.5	1,232 (-6%)	21mo	$410,000	$333	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 86.5%
• Equity multiple: 6.99×
• Total profit: $1,039,432
• Equity at exit: $558,545

10-year hold

• IRR: 81.0%
• Equity multiple: 15.46×
• Total profit: $2,509,905
• Equity at exit: $1,204,524

Cash invested: $173,600 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $19,365 medium
• Mortgage (P&I): −$3,251
• Tax est. 1.5%: −$775 /mo · $9,300/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,067
• Net cashflow: $11,014

Break-even live

Break-even rent $5,424

Max offer price $620,000

Occupancy floor 38%

Sensitivity live

Price	-10% $11,442	-5% $11,228	+0% $11,014	+5% $10,800	+10% $10,585
Rent	-10% $9,484	-5% $10,249	+0% $11,014	+5% $11,779	+10% $12,544
Rate	-1.0pp $11,326	-0.5pp $11,171	base $11,014	+0.5pp $10,853	+1.0pp $10,690

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: $155,000
• Closing costs: $18,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.96mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	25d	1	1.18mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	25d	1	1.21mi
21 Summit Blvd Westhampton, NY	2.0	2.0	1200	$15,000	$12.50	44d	1	1.47mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	19d	1	1.49mi

Listing history 2 events

1. 2026-04-16
   price $620,000 826-char remark

   Show marketing remark (826 chars)

   Priced to sell! Don't miss this rare chance to own your own home in the Hamptons. A unique opportunity to put your personal blueprint on this 3 bedroom, 3 bath Ranch. Located on a third of an acre, the large, fenced-in, private backyard offers a deck, an inground pool (needs a new liner), and room for many outdoor activities. The living/dining room has a wood-burning fireplace and is flooded with light through a wall of glass overlooking the deck and beyond. A full basement has 4 egress windows and includes the 3rd legal bathroom. Only minutes to the Village of Westhampton Beach, where you'll find great shopping, a variety of restaurants, first-class entertainment, and many local events! This is a great time to get into the Hamptons' scene without breaking the bank! Professional Floor Plans are forthcoming.

2. 2026-03-04
   listed $649,000 Active 826-char remark

   Show marketing remark (826 chars)

   Priced to sell! Don't miss this rare chance to own your own home in the Hamptons. A unique opportunity to put your personal blueprint on this 3 bedroom, 3 bath Ranch. Located on a third of an acre, the large, fenced-in, private backyard offers a deck, an inground pool (needs a new liner), and room for many outdoor activities. The living/dining room has a wood-burning fireplace and is flooded with light through a wall of glass overlooking the deck and beyond. A full basement has 4 egress windows and includes the 3rd legal bathroom. Only minutes to the Village of Westhampton Beach, where you'll find great shopping, a variety of restaurants, first-class entertainment, and many local events! This is a great time to get into the Hamptons' scene without breaking the bank! Professional Floor Plans are forthcoming.

ⓘ 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 4/10 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: $232,381
• − Mortgage interest: −$34,730
• − Property taxes: −$9,300
• − Insurance: −$3,100
• − Repairs & maintenance: −$18,590
• − Management: −$18,590
• − Depreciation: −$18,036
• Taxable income: $130,034
• Est. tax owed @ 24.0%: −$31,208
• After-tax cash flow: $100,957/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

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on the exterior, deck, and pool. It offers a good opportunity for an investor to increase its value with targeted improvements.

Repairs flagged

• Major wooden deck — Significant wear and tear
• Major inground pool liner — Needs a new liner

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Both Replace inground pool liner — Improves functionality and aesthetics
• Both Replace wooden deck — Enhances curb appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · Significant wear and tear	Major	$15,000–50,000
inground pool liner · Needs a new liner	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace inground pool liner — Improves functionality and aesthetics ↑
• Both Replace wooden deck — Enhances curb appeal and functionality ↑

ⓘ 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): 4,705
• Household income: $125,179
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 43.0

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 (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 11% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 13.02%
• Current HPI: 460.3964
• 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

-4.5% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $620,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-04 Listed $649,000 OneKey® MLS as Distributed by MLS Grid