1202 West Loop Dr #1202 · Westhampton Beach, NY 11978

$1,200,000

2 bd · 2.5 ba · 2,280 sqft · Townhouse · 780 Days on market

Built 2025 Excellent condition 0.92 ac lot $526/sqft · 14% below area Est $1.399M · 14% under

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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 +28.2/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• Schools +7.4/10.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to The Townes at Ketchaponack Condominium in Westhampton Beach, a thoughtfully designed townhome/condominium community offering luxury and convenience and the best the East End of Long Island has to offer. Enjoy Westhampton Beach with its newly renovated Main Street Business District boasting an array of restaurants both upscale and casual, shops, theaters, nearby golf courses, fishing, tennis clubs and the best oceanfront beaches including the Village's own private Rogers Beach. The community features thirty-seven spacious townhomes with full basement, attached garage, screened porch, a clubhouse, complete with fitness facility, outdoor swimming pool and pickleball courts - option for elevator installation available as upgrade in all units. Several sites to choose from - don't wait!

Key facts

• Pickleball courts
• Garage
• Community pool

Tags

• OUTDOOR SWIMMING POOL
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $1.20M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.20M).
• Recommended offer: $1.06M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#740 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living 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: 160 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 135d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $15,326/mo this rent would consume 147% of the median local household income ($125k/yr) (locally 19% 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 $128k of equity ($8k loan paydown + $120k 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 $336k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$206k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 780 days — a 12% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $1,056,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 780 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $1,399,000
• List price: $1,200,000
• Delta: -14.22%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Depot Unit 1701 (Pearl Way)	0.23mi	2/2.5	2,197 (-4%)	13mo	$1,719,405	$783	72
12 Depot Unit 1601 (Pearl Way)	0.23mi	2/2.5	1,855 (-19%)	15mo	$1,845,000	$995	52
19 Montauk Hwy #10	1.12mi	2/2.0	2,386 (+5%)	7mo	$895,000	$375	49
19 Montauk Hwy #8	1.12mi	2/2.0	2,386 (+5%)	9mo	$850,000	$356	47
19 Montauk Hwy #3	1.12mi	2/2.0	2,386 (+5%)	11mo	$770,000	$323	46
12 Depot #1202	0.99mi	2/2.5	1,849 (-19%)	7mo	$1,720,500	$931	34
12 Depot Rd Unit 1502 (Pearl Way)	1.03mi	2/2.5	1,849 (-19%)	12mo	$1,821,000	$985	30
12 Depot Rd Unit 1401 (Pearl Way)	1.03mi	2/2.5	1,855 (-19%)	15mo	$2,007,683	$1,082	28

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: 34.3%
• Equity multiple: 3.67×
• Total profit: $896,756
• Equity at exit: $1,081,055

10-year hold

• IRR: 29.6%
• Equity multiple: 8.29×
• Total profit: $2,450,185
• Equity at exit: $2,331,336

Cash invested: $336,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $1,115,000 ($544/sqft)
• Median days on market: 645 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +12.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11978

• Home prices YoY: 2.9%
• Active inventory: 160
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $15,326 medium
• Mortgage (P&I): −$6,293
• Tax est. 1.5%: −$1,500 /mo · $18,000/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,219
• Net cashflow: $3,815

Break-even live

Break-even rent $10,497

Max offer price $1,200,000

Occupancy floor 70%

Sensitivity live

Price	-10% $4,644	-5% $4,230	+0% $3,815	+5% $3,400	+10% $2,986
Rent	-10% $2,604	-5% $3,210	+0% $3,815	+5% $4,420	+10% $5,026
Rate	-1.0pp $4,419	-0.5pp $4,120	base $3,815	+0.5pp $3,504	+1.0pp $3,188

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: $300,000
• Closing costs: $36,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3039 Mitchell Rd Westhampton Beach, NY	2.0	2.5	1728	$25,000	$14.47	10d	1	0.25mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	184d	1	0.58mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	184d	1	0.61mi
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	184d	1	0.64mi
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	1d	1	0.64mi
35 Sheppard St Westhampton Beach, NY	3.0	4.0	2556	$6,000	$2.35	0d	1	0.68mi
43 Bridle Path Westhampton Beach, NY	3.0	3.0	2800	$24,500	$8.75	135d	1	1.27mi
298 Dune Rd Westhampton Beach, NY	3.0	2.0	1800	$30,000	$16.67	95d	1	1.30mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	165d	1	1.33mi

Listing history 50 events

1. 2026-11-08
   days on market $1,200,000 Active 780 DOM
2. 2026-11-07
   days on market $1,200,000 Active 779 DOM
3. 2026-11-06
   days on market $1,200,000 Active 778 DOM
4. 2026-11-05
   days on market $1,200,000 Active 777 DOM
5. 2026-11-04
   days on market $1,200,000 Active 776 DOM
6. 2026-11-02
   days on market $1,200,000 Active 774 DOM
7. 2026-11-01
   days on market $1,200,000 Active 773 DOM
8. 2026-10-31
   days on market $1,200,000 Active 772 DOM
9. 2026-10-30
   days on market $1,200,000 Active 771 DOM
10. 2026-10-29
    days on market $1,200,000 Active 770 DOM
11. 2026-10-28
    days on market $1,200,000 Active 769 DOM
12. 2026-10-27
    days on market $1,200,000 Active 768 DOM
13. 2026-10-26
    days on market $1,200,000 Active 767 DOM
14. 2026-10-26
    days on market $1,200,000 Active 766 DOM
15. 2026-10-24
    days on market $1,200,000 Active 765 DOM
16. 2026-10-23
    days on market $1,200,000 Active 764 DOM
17. 2026-10-22
    days on market $1,200,000 Active 763 DOM
18. 2026-10-21
    days on market $1,200,000 Active 762 DOM
19. 2026-10-20
    days on market $1,200,000 Active 761 DOM
20. 2026-10-19
    days on market $1,200,000 Active 760 DOM
21. 2026-10-18
    days on market $1,200,000 Active 759 DOM
22. 2026-10-17
    days on market $1,200,000 Active 758 DOM
23. 2026-10-16
    days on market $1,200,000 Active 757 DOM
24. 2026-10-15
    days on market $1,200,000 Active 756 DOM
25. 2026-10-14
    days on market $1,200,000 Active 755 DOM
26. 2026-10-13
    days on market $1,200,000 Active 754 DOM
27. 2026-10-12
    days on market $1,200,000 Active 753 DOM
28. 2026-10-11
    days on market $1,200,000 Active 752 DOM
29. 2026-10-10
    days on market $1,200,000 Active 751 DOM
30. 2026-10-09
    days on market $1,200,000 Active 750 DOM
31. 2026-10-08
    days on market $1,200,000 Active 749 DOM
32. 2026-10-07
    days on market $1,200,000 Active 748 DOM
33. 2026-10-06
    days on market $1,200,000 Active 747 DOM
34. 2026-10-05
    days on market $1,200,000 Active 746 DOM
35. 2026-10-04
    days on market $1,200,000 Active 745 DOM
36. 2026-10-04
    days on market $1,200,000 Active 744 DOM
37. 2026-10-02
    days on market $1,200,000 Active 743 DOM
38. 2026-10-01
    days on market $1,200,000 Active 742 DOM
39. 2026-09-30
    days on market $1,200,000 Active 741 DOM
40. 2026-09-29
    days on market $1,200,000 Active 740 DOM
41. 2026-09-28
    days on market $1,200,000 Active 739 DOM
42. 2026-09-27
    days on market $1,200,000 Active 738 DOM
43. 2026-09-26
    days on market $1,200,000 Active 737 DOM
44. 2026-09-25
    days on market $1,200,000 Active 736 DOM
45. 2026-09-24
    days on market $1,200,000 Active 735 DOM
46. 2026-09-23
    days on market $1,200,000 Active 734 DOM
47. 2026-09-22
    days on market $1,200,000 Active 733 DOM
48. 2026-09-21
    days on market $1,200,000 Active 732 DOM
49. 2026-09-20
    days on market $1,200,000 Active 731 DOM
50. 2026-09-19
    days on market $1,200,000 Active 730 DOM

ⓘ 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: $183,916
• − Mortgage interest: −$67,219
• − Property taxes: −$18,000
• − Insurance: −$6,000
• − Repairs & maintenance: −$14,713
• − Management: −$14,713
• − Depreciation: −$34,909
• Taxable income: $28,362
• Est. tax owed @ 24.0%: −$6,807
• After-tax cash flow: $38,972/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 · 8 photos

Excellent 100/100 None rehab

This move-in-ready condo at The Townes at Ketchaponack Condominium offers luxury and convenience in a well-maintained community with top-notch amenities.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting appearance ↑
• Rental Regular HVAC maintenance — Keeps systems running efficiently and reduces utility costs ↑

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 64/100

Livability — Westhampton Beach

• Score: 64/100
• State rank: #740
• US rank: #14093

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 Beach, NY
• County: Suffolk County · 1,505,262 people
• City population: 4,705
• 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: 19% 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 (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 11% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 1%

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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: ▲ 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

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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

Price history

+10.1% since first listed

6 events — show timeline

• 2025-09-15 Price Changed $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $1,165,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-31 Price Changed $1,140,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-05 Listed $1,090,000 OneKey® MLS as Distributed by MLS Grid