49 Samantha Cir #49 · Westhampton, NY 11977

$989,000

2 bd · 2.0 ba · 1,944 sqft · Condo · 38 Days on market

Built 2008 Good condition $509/sqft · 24% below area Est $1302k · 24% under $1090/mo HOA · 7% of rent ↓ 1% 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 +6.6/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to luxurious resort-style living in the highly desirable Westhampton Pines 55+ community. This beautifully maintained Bridghampton one-story model offers the perfect blend of luxury and low-maintenance living in the heart of the Hamptons. Filled with natural light, this spacious home features an open and inviting layout with a large living room with a gas fireplace and a formal dining area. A chef's eat-in-kitchen with granite countertops, stainless steel appliances, abundant cabinetry, and a sunny breakfast nook overlooking peaceful greenspace. The spacious primary suite features a spa-like ensuite bath with a jacuzzi tub, a separate shower, and an oversized walk-in closet. A gene

Key facts

• Sunny breakfast nook
• Eat in kitchen
• Gas fireplace

Tags

• OPEN LAYOUT
• GAS FIREPLACE
• EAT IN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SUNNY BREAKFAST NOOK

Property features AI

Finance

• Financial info: One-time 1% flip tax to buyer
• HOA & community: Westhampton Pines association; Monthly HOA fee; HOA amenities include clubhouse, fitness center, gated entry, landscaping and grounds maintenance, pool, recreation facilities, sauna, security, snow removal, spa/hot tub, tennis courts, and trash service; HOA covers common area and exterior maintenance, grounds care, pool service, sewer, snow removal, and trash

Exterior

• Parking: 6 total parking spaces (driveway and common parking); 2-car garage
• Security: Gated community with security gate
• Utilities: Shared sewer; Cable available; Electricity connected; Natural gas connected; Phone available; Sewer connected; Trash collection (private); Water connected
• Home design: Townhouse (condominium); One story; Entry at level 1; Public records living area
• Construction: Frame construction with HardiPlank-type siding; Slab foundation
• Exterior features: Community indoor and outdoor pool; Tennis courts; Lighting; Mailbox; Rain gutters; Back yard; Front yard; Landscaped grounds; No fencing

Interior

• Kitchen: Cooktop; Gas cooktop; Electric oven; Oven; Microwave; Dishwasher; Refrigerator; Stainless steel appliances; Granite counters; Pantry; Eat-in kitchen; Breakfast bar; Chef's kitchen; Walk-through layout
• Bedrooms: Master bedroom on main level; First-floor bedroom
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Forced air heating; Gas water heater
• Interior features: First-floor bedroom; First-floor full bath; Breakfast bar; Ceiling fans; Chandelier; Chef's kitchen; Crown molding; Dry bar; Eat-in kitchen; Entrance foyer; Formal dining; Granite counters; Pantry; Primary bathroom; Master bedroom on main level; Recessed lighting; Tray ceilings; Walk-through kitchen; Walk-in closets; Washer/dryer hookup; Blinds; Casement windows with screens; Patio; Porch; Pets allowed
• Laundry & utility: Washer; Dryer; Washer/dryer hookup; Inside laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $989k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $989k).
• Recommended offer: $959k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 9.1% in Westhampton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $15,174/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 $94k of equity ($7k loan paydown + $87k 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 $277k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$151k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($959k) is reasonable based on typical stale-listing flexibility.

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 $959,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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: 1.53% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 5.4

CMA / ARV

• ARV (median comp): $1,301,981
• List price: $989,000
• Delta: -24.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.3%
• Equity multiple: 3.60×
• Total profit: $719,908
• Equity at exit: $807,594

10-year hold

• IRR: 31.0%
• Equity multiple: 7.87×
• Total profit: $1,903,283
• Equity at exit: $1,659,884

Cash invested: $276,920 (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: $15,174 medium
• Mortgage (P&I): −$5,186
• Tax est. 1.5%: −$1,236 /mo · $14,835/yr
• Insurance: −$412
• HOA: −$1,090
• Vacancy / Maint / Mgmt: −$3,187
• Net cashflow: $4,063

Break-even live

Break-even rent $10,031

Max offer price $989,000

Occupancy floor 68%

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: $247,250
• Closing costs: $29,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	1d	1	1.43mi

HOA detail condo

• Monthly dues: $1,090 · $13,080/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $989,000 Active 38 DOM
2. 2026-06-17
   days on market $989,000 Active 37 DOM
3. 2026-06-16
   days on market $989,000 Active 36 DOM
4. 2026-06-15
   days on market $989,000 Active 35 DOM
5. 2026-06-13
   days on market $989,000 Active 33 DOM
6. 2026-06-09
   days on market $989,000 Active 29 DOM
7. 2026-06-08
   days on market $989,000 Active 28 DOM
8. 2026-06-07
   days on market $989,000 Active 27 DOM
9. 2026-06-04
   days on market $989,000 Active 24 DOM
10. 2026-06-03
    days on market $989,000 Active 23 DOM
11. 2026-06-02
    days on market $989,000 Active 22 DOM
12. 2026-06-01
    days on market $989,000 Active 21 DOM
13. 2026-05-31
    pricedays on market $989,000 Active 20 DOM
14. 2026-05-11
    listed $999,000 Active 1470-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 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: $182,086
• − Mortgage interest: −$55,399
• − Property taxes: −$14,835
• − Insurance: −$4,945
• − Repairs & maintenance: −$14,567
• − Management: −$14,567
• − HOA: −$13,080
• − Depreciation: −$28,771
• Taxable income: $35,922
• Est. tax owed @ 24.0%: −$8,621
• After-tax cash flow: $40,129/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 · 24 photos

Good 80/100 Cosmetic rehab

This well-maintained, low-maintenance home in a desirable community offers a luxurious resort-style living experience with ample natural light and open floor plan.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and property value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and property value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ 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

-1.0% since first listed

2 events — show timeline

• 2026-05-30 Price Changed $989,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $999,000 OneKey® MLS as Distributed by MLS Grid