21 Montauk Hwy #9 · Westhampton, NY 11977

$895,000

2 bd · 2.0 ba · 1,736 sqft · Condo · 192 Days on market

Built 2024 Excellent condition ↓ 10% 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 +9.4/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

DISCOVER ENCLAVE! Luxury living in Westhampton. 3 UNITS LEFT! This exclusive community offers 10 stunning condo units, each with 2 bedrooms, 2 bathrooms, a private garage, and a full basement. Just a stone's throw from Westhampton Beach, you'll enjoy easy access to beaches, shopping, and top-notch restaurants. Some units are move-in ready, and there's still time to customize your colors. Don't miss this opportunity-call now! This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

Key facts

• Exclusive community
• Garage
• Pool

Tags

• EXCLUSIVE COMMUNITY
• EASY ACCESS TO BEACHES

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 ($61k/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: $788k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 9.1% 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: 63 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $15,425/mo this rent would consume 122% 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 $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 192 days — a 12% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $50k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $787,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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: 1.72% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.44%
• DSCR: 2.09
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.8%
• Equity multiple: 3.96×
• Total profit: $742,428
• Equity at exit: $730,836

10-year hold

• IRR: 35.9%
• Equity multiple: 8.66×
• Total profit: $1,918,599
• 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: 63
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $15,425 medium
• Mortgage (P&I): −$4,693
• Tax est. 1.5%: −$1,119 /mo · $13,425/yr
• Insurance: −$373
• HOA est. from 2 same-building comps: −$896
• Vacancy / Maint / Mgmt: −$3,239
• Net cashflow: $5,105

Break-even live

Break-even rent $8,963

Max offer price $895,000

Occupancy floor 62%

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
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	24d	1	0.23mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	43d	1	0.53mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	24d	1	0.55mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	43d	1	0.57mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	18d	1	0.59mi
21 Summit Blvd Westhampton, NY	2.0	2.0	1200	$15,000	$12.50	43d	1	1.03mi
188 Main St Westhampton Beach, NY	2.0	2.5	1400	$5,000	$3.57	22d	1	1.17mi
3013 Mitchell Rd Westhampton Beach, NY	2.0	3.5	1500	$20,000	$13.33	24d	1	1.26mi
3041 Mitchell Rd Westhampton Beach, NY	2.0	3.0	1550	$15,000	$9.68	43d	1	1.32mi
3047 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1500	$65,000	$43.33	24d	1	1.32mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-03-10
   status Active 573-char remark

   Show marketing remark (573 chars)

   DISCOVER ENCLAVE! Luxury living in Westhampton. 3 UNITS LEFT! This exclusive community offers 10 stunning condo units, each with 2 bedrooms, 2 bathrooms, a private garage, and a full basement. Just a stone's throw from Westhampton Beach, you'll enjoy easy access to beaches, shopping, and top-notch restaurants. Some units are move-in ready, and there's still time to customize your colors. Don't miss this opportunity-call now! This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

2. 2026-03-10
   price $895,000 573-char remark

   Show marketing remark (573 chars)

   DISCOVER ENCLAVE! Luxury living in Westhampton. 3 UNITS LEFT! This exclusive community offers 10 stunning condo units, each with 2 bedrooms, 2 bathrooms, a private garage, and a full basement. Just a stone's throw from Westhampton Beach, you'll enjoy easy access to beaches, shopping, and top-notch restaurants. Some units are move-in ready, and there's still time to customize your colors. Don't miss this opportunity-call now! This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

3. 2026-01-09
   price $795,000 573-char remark

   Show marketing remark (573 chars)

   DISCOVER ENCLAVE! Luxury living in Westhampton. 3 UNITS LEFT! This exclusive community offers 10 stunning condo units, each with 2 bedrooms, 2 bathrooms, a private garage, and a full basement. Just a stone's throw from Westhampton Beach, you'll enjoy easy access to beaches, shopping, and top-notch restaurants. Some units are move-in ready, and there's still time to customize your colors. Don't miss this opportunity-call now! This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

4. 2025-12-02
   historical
5. 2025-11-07
   listed $945,000 Active 573-char remark

   Show marketing remark (573 chars)

   DISCOVER ENCLAVE! Luxury living in Westhampton. 3 UNITS LEFT! This exclusive community offers 10 stunning condo units, each with 2 bedrooms, 2 bathrooms, a private garage, and a full basement. Just a stone's throw from Westhampton Beach, you'll enjoy easy access to beaches, shopping, and top-notch restaurants. Some units are move-in ready, and there's still time to customize your colors. Don't miss this opportunity-call now! This listing may include images that have been digitally altered or virtually staged. Original, unedited images are available upon request.

6. 2025-06-22
   price $945,000
7. 2024-07-15
   price $895,000
8. 2024-06-06
   listed $995,000 Active

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

Taxation est. · year 1

• Rental income: $185,103
• − Mortgage interest: −$50,134
• − Property taxes: −$13,425
• − Insurance: −$4,475
• − Repairs & maintenance: −$14,808
• − Management: −$14,808
• − HOA: −$10,752
• − Depreciation: −$26,036
• Taxable income: $50,664
• Est. tax owed @ 24.0%: −$12,159
• After-tax cash flow: $49,098/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 · 9 photos

Excellent 95/100 None rehab

This luxury condo in Westhampton is in excellent condition with modern amenities and a well-maintained exterior. It's move-in ready and offers a great value for both resale and rental markets.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add smart home features — Improves convenience and can increase the home's market value.
• Both Install energy-efficient windows — Reduces energy costs and enhances the home's appeal to eco-conscious buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and can increase the home's market value. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances the home's appeal to eco-conscious buyers and renters. ↑

ⓘ 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

-10.1% since first listed

8 events — show timeline

• 2026-03-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $795,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Listed $945,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-22 Price Changed $945,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-15 Price Changed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-06 Listed $995,000 OneKey® MLS as Distributed by MLS Grid