3 Plume Grass Way · Westhampton, NY 11977

$2,195,000

4 bd · 3.0 ba · 3,476 sqft · SingleFamily public records · 29 Days on market

Built 1990 0.92 ac lot Est $2371k · 7% under

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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 +23.0/30.0
• ARV discount +10.8/15.0
• Appreciation +9.4/10.0
• DSCR +7.4/10.0
• Schools +6.6/10.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don’t miss this golden opportunity to kick off your summer in this prime exclusive listing. Perfectly positioned just moments from village beaches, top restaurants, and local theaters, this home offers the ideal blend of convenience and coastal lifestyle. Designed for comfort and style, the home features a stunning primary suite with floor-to-ceiling windows and a spacious, spa-like bath. A second primary suite on the main level provides flexibility and privacy, complemented by two additional guest bedrooms with a shared bath. Outdoor living is just as impressive with a heated saltwater pool, perfect for summer entertaining. Additional highlights include gas on the street, underground

Key facts

• Spa-like bath
• Full basement
• 0.92 acre lot

Tags

• HEATED SALTWATER POOL
• FLOOR-TO-CEILING WINDOWS
• SPA-LIKE BATH
• WOOD-BURNING FIREPLACE
• FULL BASEMENT
• UNDERGROUND ELECTRICITY

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Electricity connected (PSEG); Water connected; Sewer connected (cesspool)
• Home design: Single family residence
• Construction: Frame construction; Full basement
• Exterior features: In-ground private pool; Not waterfront; Frame construction

Interior

• Kitchen: Chef's kitchen; Eat-in kitchen; Marble counters; Dishwasher; Gas range; Microwave; Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: 6 rooms total (includes first-floor bedroom and master downstairs)
• Flooring: Wood flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Fireplace (1)
• Interior features: First-floor bedroom; First-floor full bath; Cathedral ceilings; Ceiling fans; Central vacuum; Chandelier; Chef's kitchen; Eat-in kitchen; Entrance foyer; High ceilings; Marble counters; Open floorplan; Open kitchen; Primary bathroom; Master suite on main level; Recessed lighting; Storage; Walk-in closets; Basement (full); Full attic
• Laundry & utility: Washer and dryer included; Laundry room (inside)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2.19M.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.19M (0.1% below list).
• Recommended offer: $2.16M (1.5% below list) — sets the bar for market timing.

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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $21,926/mo this rent would consume 174% 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 $209k of equity ($15k loan paydown + $194k 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 $615k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$335k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($2.16M) is reasonable based on typical stale-listing flexibility.

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 $2,162,075 (1.5% below list)

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: 1.00% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $2,370,632
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Shore Rd	0.56mi	5/3.5 (+1)	3,400 (-2%)	3mo	$6,200,000	$1,824	61
28 Quarter Ct	0.62mi	4/3.5	3,700 (+6%)	8mo	$2,269,000	$613	52
21 Quarter Ct	0.64mi	5/4.0 (+1)	3,300 (-5%)	10mo	$2,250,000	$682	44
13A Summit Blvd	0.46mi	5/5.5 (+1)	3,934 (+13%)	12mo	$3,169,600	$806	31
411B Mill Rd	0.64mi	5/4.5 (+1)	3,800 (+9%)	18mo	$1,625,000	$428	28

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: 27.5%
• Equity multiple: 3.06×
• Total profit: $1,268,638
• Equity at exit: $1,792,385

10-year hold

• IRR: 24.3%
• Equity multiple: 6.70×
• Total profit: $3,506,167
• Equity at exit: $3,683,968

Cash invested: $614,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $21,926 medium
• Mortgage (P&I): −$11,511
• Tax from tax record: −$1,004 /mo · $12,053/yr
• Insurance: −$915
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,604
• Net cashflow: $3,892

Break-even live

Break-even rent $17,000

Max offer price $2,195,000

Occupancy floor 77%

Sensitivity live

Price	-10% $5,134	-5% $4,513	+0% $3,892	+5% $3,270	+10% $2,649
Rent	-10% $2,160	-5% $3,026	+0% $3,892	+5% $4,758	+10% $5,624
Rate	-1.0pp $4,997	-0.5pp $4,450	base $3,892	+0.5pp $3,323	+1.0pp $2,744

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: $548,750
• Closing costs: $65,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Plume Grass Way Westhampton, NY	4.0	5.5	4405	$40,000	$9.08	44d	1	0.06mi
7 Sea Breeze Ave Westhampton, NY	5.0	3.5	2723	$28,000	$10.28	11d	1	0.08mi
8 Sweetgrass Rd Westhampton, NY	5.0	4.5	4050	$13,000	$3.21	0d	1	0.57mi
13 Buttercup Ln Westhampton, NY	3.0	4.5	3278	$25,000	$7.63	5d	1	0.65mi
134A Montauk Hwy Westhampton, NY	4.0	3.5	2478	$15,000	$6.05	0d	1	0.82mi
35 Hollow Ln Westhampton, NY	5.0	3.5	3500	$22,000	$6.29	0d	1	0.93mi
250 Oneck Ln Westhampton Beach, NY	5.0	2.5	3113	$20,000	$6.42	19d	1	0.94mi
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	44d	1	0.97mi
69 Oneck Rd Westhampton Beach, NY	4.0	3.5	2922	$10,000	$3.42	8d	1	0.99mi
26 Lakeside Ln Westhampton, NY	5.0	4.5	2727	$30,000	$11.00	25d	1	1.02mi
18 Lakeside Ln Westhampton, NY	4.0	2.5	2422	$25,000	$10.32	44d	1	1.02mi
37 School St Westhampton Beach, NY	4.0	4.0	3204	$50,000	$15.61	22d	1	1.03mi
22 Meadow Ln Westhampton Beach, NY	4.0	4.0	2500	$70,000	$28.00	25d	1	1.05mi
3 Pine Grove Ct Westhampton, NY	4.0	3.5	3500	$35,000	$10.00	22d	1	1.10mi
14 Happy Ln Westhampton Beach, NY	5.0	4.5	4211	$55,000	$13.06	25d	1	1.25mi
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	44d	1	1.34mi
99 Beach Rd Westhampton Beach, NY	4.0	2.5	2600	$20,000	$7.69	6d	1	1.38mi
38 Jessup Ln Westhampton Beach, NY	4.0	3.5	4000	$33,000	$8.25	44d	1	1.47mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-01-30
   listed $2,195,000 Active

ⓘ 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: $12,053 · $1,004/mo
• Projected year-2 tax: $24,574 · $2,048/mo
• Expected delta: +$12,521/yr (+$1,043/mo · 103.9%)

ⓘ 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: $263,111
• − Mortgage interest: −$122,954
• − Property taxes: −$12,053
• − Insurance: −$10,975
• − Repairs & maintenance: −$21,049
• − Management: −$21,049
• − Depreciation: −$63,855
• Taxable income: $11,177
• Est. tax owed @ 24.0%: −$2,682
• After-tax cash flow: $44,018/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

2 events — show timeline

• 2026-04-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Listed $2,195,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2022): $12,053 · +0.0% YoY. Source: county tax records.