12 North Quarter Rd · Westhampton, NY 11977

$1,850,000

4 bd · 3.0 ba · 1,720 sqft · SingleFamily public records · 9 Days on market

Built 1992 0.92 ac lot

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Why this score? — see what drove the B+ 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 +29.5/30.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

DESIGNED FOR ENHANCED RELAXED ENJOYMENT AND EFFORTLESS ENTERTAINING, INTERIOR DESIGNER'S OPEN CONCEPT CONTEMPORARY IS LOCATED ADJACENT TO A 3 ACRE PRESERVE. WARM, INVITING, COMFORTABLE, 5 BEDROOM HOME HAS FIRST FLOOR EN-SUITE MASTER WITH EGRESS TO POOL,DECK DECO TURF TENNIS , GUEST BR AND BA,OPEN KITCHEN- DINING- GREAT ROOM WITH FIREPLACE. SECOND FLOOR 3 BR, 1 BA. FULL BASEMENT WITH GAME ROOMS,LAUNDRY,WINE RM, DETACHED 2 CAR GARAGE. STRONG RENTAL HISTORY. PERFECT FOR PERSONAL USE OR INVESTMENT., Additional information: ExterioFeatures:Tennis,Interior Features:Lr/Dr

Key facts

• Open living spaces
• Tennis court
• En-suite bath

Tags

• HEATED VINYL POOL
• TENNIS COURT
• PRIVATE PROPERTY
• FIRST-FLOOR PRIMARY SUITE
• EN-SUITE BATH
• OPEN LIVING SPACES

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Electricity connected; Sewer: other
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Private pool; Not waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Wall/window AC units
• Interior features: First-floor bedroom; First-floor full bathroom; Built-in features; Chef's kitchen; Double vanity; Eat-in kitchen; Full basement, partially finished; Crawl attic; 10 total rooms
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $7k ($79k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.85M).

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $22,108/mo this rent would consume 175% 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 $176k of equity ($13k loan paydown + $163k 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 $518k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$282k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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.
• Current owner paid $900k; list at $1.85M implies a 106% gain — meaningful room to come down on a strong offer.

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 $1,850,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $1,171,320
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Columbia Ave	0.54mi	3/2.0 (-1)	1,700 (-1%)	0mo	$975,000	$574	64
6 Wintergreen Ln	0.28mi	3/2.0 (-1)	1,947 (+13%)	3mo	$1,200,000	$616	54
23 Sweetgrass Rd	0.38mi	3/2.0 (-1)	1,732 (+1%)	22mo	$1,537,500	$888	54
25 Raynor Dr	0.53mi	3/2.0 (-1)	1,644 (-4%)	21mo	$1,120,000	$681	42
152 South Rd	0.55mi	4/2.0	1,506 (-12%)	11mo	$1,216,000	$807	41

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: 33.4%
• Equity multiple: 3.47×
• Total profit: $1,280,461
• Equity at exit: $1,510,666

10-year hold

• IRR: 29.3%
• Equity multiple: 7.58×
• Total profit: $3,410,372
• Equity at exit: $3,104,939

Cash invested: $518,000 (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: 63
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $22,108 medium
• Mortgage (P&I): −$9,702
• Tax from tax record: −$393 /mo · $4,712/yr
• Insurance: −$771
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,643
• Net cashflow: $6,600

Break-even live

Break-even rent $13,753

Max offer price $1,850,000

Occupancy floor 65%

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 N Quarter Rd Westhampton, NY	4.0	3.0	2000	$30,000	$15.00	16d	1	0.26mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	43d	1	0.30mi
70 Jagger Ln Westhampton, NY	3.0	2.0	1850	$22,500	$12.16	1d	1	0.41mi
19 Bishop Ave Westhampton, NY	3.0	2.0	1514	$15,000	$9.91	18d	1	0.83mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	43d	1	1.46mi

Listing history 6 events

1. 2026-06-18
   days on market $1,850,000 Active 9 DOM
2. 2026-06-17
   days on market $1,850,000 Active 8 DOM
3. 2026-06-16
   days on market $1,850,000 Active 7 DOM
4. 2026-06-15
   days on market $1,850,000 Active 6 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $1,850,000 Active 4 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,712 · $393/mo
• Projected year-2 tax: $17,988 · $1,499/mo
• Expected delta: +$13,277/yr (+$1,106/mo · 281.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 18 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: $265,291
• − Mortgage interest: −$103,629
• − Property taxes: −$4,712
• − Insurance: −$9,250
• − Repairs & maintenance: −$21,223
• − Management: −$21,223
• − Depreciation: −$53,818
• Taxable income: $51,436
• Est. tax owed @ 24.0%: −$12,345
• After-tax cash flow: $66,854/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.

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

+678.9% since first listed

18 events — show timeline

• 2026-06-09 Listed $1,850,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $1,777,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Price Changed $1,850,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $1,898,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $1,990,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-16 Price Changed $2,111,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-30 Price Changed $2,199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-22 Listed $2,250,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-30 Sold (Public Records) $900,000 Public Records
• 2020-09-11 Sold (MLS) $900,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-11 Sold (MLS) $42,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-01 Listed $953,618 OneKey® MLS as Distributed by MLS Grid
• 2020-04-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-10-01 Listed $966,318 OneKey® MLS as Distributed by MLS Grid
• 2019-08-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-06-01 Listed $963,618 OneKey® MLS as Distributed by MLS Grid
• 1996-01-03 Sold (Public Records) $237,500 Public Records

Property tax history

-2.0%/yr

Latest (2024): $4,712 · +0.0% YoY. Source: county tax records.