275 Mill Rd · Westhampton Beach, NY 11978

$2,369,999

3 bd · 3.0 ba · 2,590 sqft · SingleFamily public records · 184 Days on market

Built 1987 0.50 ac lot $915/sqft · at area comps Est $2394k · at est.

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Why this score? — see what drove the D+ 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 +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• Schools +6.6/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully renovated in 2023, this traditional Hamptons-style three-bedroom, three-bath ranch offers 2,590 square feet of refined single-level living in Westhampton Beach. Timeless design elements and light-filled interiors create a relaxed yet elegant atmosphere throughout the home. The generous floor plan flows effortlessly, featuring inviting living areas, thoughtfully updated bathrooms, and a primary bedroom with a spacious closet. Outdoors, the backyard features an in-ground pool and a separate shed, providing both enjoyment and convenient storage. This move-in-ready residence captures classic Hamptons charm and comfort, ideal for year-round living or a peaceful coastal retreat.

Key facts

• Separate shed
• Updated bathrooms
• In ground pool

Tags

• IN GROUND POOL
• SEPARATE SHED
• UPDATED BATHROOMS
• PRIMARY BEDROOM CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $2.37M.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.19M (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.91M (19.3% below list).
• Recommended offer: $1.91M (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 9.3% in Westhampton Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 64/100 on livability (#740 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools 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.
• Market conditions: 112 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $19,129/mo this rent would consume 183% of the median local household income ($125k/yr) (locally 43% 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 $253k of equity ($16k loan paydown + $237k 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.
• By year 2, paydown + projected appreciation supports a ~$407k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($2.09M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask is 5167% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $1000k; list at $2.37M implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,912,878 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $2,394,212
• List price: $2,369,999
• Delta: -1.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Maple St	0.11mi	3/3.5	2,552 (-2%)	8mo	$1,745,000	$684	83
279 Mill Rd	0.03mi	4/3.5 (+1)	2,948 (+14%)	7mo	$3,250,000	$1,102	63
279 Sunset Ave	0.39mi	3/2.5	2,755 (+6%)	10mo	$1,100,000	$399	61
394 Mill Rd	0.48mi	4/3.5 (+1)	2,700 (+4%)	9mo	$1,700,000	$630	56
50 Depot Rd	0.59mi	4/3.0 (+1)	2,666 (+3%)	8mo	$2,300,000	$863	56
17 Happy Ln	0.61mi	4/4.0 (+1)	2,764 (+7%)	1mo	$2,495,000	$903	50
8 Baycrest Ave	0.56mi	3/3.5	2,864 (+11%)	9mo	$2,250,000	$786	47
2 Bridle Path	0.62mi	3/3.0	2,300 (-11%)	8mo	$1,375,000	$598	46
38 Baycrest Ave	0.58mi	4/3.0 (+1)	2,313 (-11%)	12mo	$1,550,000	$670	40
69 Oneck Rd	0.68mi	4/3.5 (+1)	2,922 (+13%)	0mo	$2,250,000	$770	40
40 Griffing Ave	0.64mi	4/3.0 (+1)	2,830 (+9%)	16mo	$2,995,000	$1,058	36
18 Pine St	0.61mi	4/3.5 (+1)	2,340 (-10%)	21mo	$1,800,000	$769	31

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $1,210,370
• Equity at exit: $2,135,083

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $3,628,363
• Equity at exit: $4,604,387

Cash invested: $663,600 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $19,129 medium
• Mortgage (P&I): −$12,429
• Tax est. 1.5%: −$2,962 /mo · $35,550/yr
• Insurance: −$987
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,017
• Net cashflow: $-1,267

Break-even live

Break-even rent $20,732

Max offer price $2,186,692

Occupancy floor —

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: $592,500
• Closing costs: $71,100
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	43d	1	0.03mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	43d	1	0.09mi
37 School St Westhampton Beach, NY	4.0	4.0	3204	$50,000	$15.61	22d	1	0.21mi
99 Beach Rd Westhampton Beach, NY	4.0	2.5	2600	$20,000	$7.69	5d	1	0.38mi
15 Pin Oak Ln Westhampton Beach, NY	3.0	3.0	2900	$30,000	$10.34	43d	1	0.38mi
60 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2150	$10,000	$4.65	43d	1	0.49mi
64 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2157	$10,000	$4.64	43d	1	0.50mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	19d	1	0.66mi
69 Oneck Rd Westhampton Beach, NY	4.0	3.5	2922	$10,000	$3.42	7d	1	0.70mi
34 Montauk Hwy #12 Westhampton, NY	2.0	3.0	1773	$18,000	$10.15	24d	1	0.78mi
22 Meadow Ln Westhampton Beach, NY	4.0	4.0	2500	$70,000	$28.00	24d	1	0.94mi
9 Ocame Ave Westhampton Beach, NY	4.0	3.0	1823	$20,000	$10.97	43d	1	0.99mi
18 Lakeside Ln Westhampton, NY	4.0	2.5	2422	$25,000	$10.32	43d	1	1.01mi
70 Tanners Neck Ln Westhampton, NY	4.0	3.5	2100	$20,000	$9.52	43d	1	1.36mi
20 Jennifers Path Westhampton Beach, NY	4.0	3.5	3000	$20,000	$6.67	22d	1	1.50mi

Listing history 34 events

1. 2026-06-18
   days on market $2,369,999 Active 184 DOM
2. 2026-06-17
   days on market $2,369,999 Active 183 DOM
3. 2026-06-16
   days on market $2,369,999 Active 182 DOM
4. 2026-06-15
   days on market $2,369,999 Active 181 DOM
5. 2026-06-13
   days on market $2,369,999 Active 179 DOM
6. 2026-06-09
   days on market $2,369,999 Active 175 DOM
7. 2026-06-08
   days on market $2,369,999 Active 174 DOM
8. 2026-06-07
   days on market $2,369,999 Active 173 DOM
9. 2026-06-04
   days on market $2,369,999 Active 170 DOM
10. 2026-06-03
    days on market $2,369,999 Active 169 DOM
11. 2026-06-02
    days on market $2,369,999 Active 168 DOM
12. 2026-06-01
    days on market $2,369,999 Active 167 DOM
13. 2026-05-31
    days on market $2,369,999 Active 166 DOM
14. 2026-03-12
    price $2,369,999 693-char remark

    Show marketing remark (693 chars)

    Beautifully renovated in 2023, this traditional Hamptons-style three-bedroom, three-bath ranch offers 2,590 square feet of refined single-level living in Westhampton Beach. Timeless design elements and light-filled interiors create a relaxed yet elegant atmosphere throughout the home. The generous floor plan flows effortlessly, featuring inviting living areas, thoughtfully updated bathrooms, and a primary bedroom with a spacious closet. Outdoors, the backyard features an in-ground pool and a separate shed, providing both enjoyment and convenient storage. This move-in-ready residence captures classic Hamptons charm and comfort, ideal for year-round living or a peaceful coastal retreat.

15. 2026-01-07
    listed $45,000
16. 2025-12-16
    listed $2,500,000 Active 693-char remark

    Show marketing remark (693 chars)

    Beautifully renovated in 2023, this traditional Hamptons-style three-bedroom, three-bath ranch offers 2,590 square feet of refined single-level living in Westhampton Beach. Timeless design elements and light-filled interiors create a relaxed yet elegant atmosphere throughout the home. The generous floor plan flows effortlessly, featuring inviting living areas, thoughtfully updated bathrooms, and a primary bedroom with a spacious closet. Outdoors, the backyard features an in-ground pool and a separate shed, providing both enjoyment and convenient storage. This move-in-ready residence captures classic Hamptons charm and comfort, ideal for year-round living or a peaceful coastal retreat.

17. 2025-02-20
    historical $40,000
18. 2025-01-01
    historical
19. 2024-12-06
    listed $40,000
20. 2024-09-03
    historical $40,000
21. 2024-07-21
    price $40,000
22. 2024-05-16
    listed $42,000
23. 2024-05-09
    listed $2,350,000 Active
24. 2024-05-02
    historical
25. 2024-03-13
    price $2,350,000
26. 2023-10-11
    price $2,499,999
27. 2023-06-16
    price $2,850,000
28. 2023-05-17
    listed $2,999,999 Active
29. 2022-06-08
    soldstatus $999,999 Closed
30. 2022-02-18
    status Pending
31. 2021-11-09
    status Active
32. 2021-11-02
    historical
33. 2021-10-06
    listed $1,100,000 Active
34. 2021-10-01
    historical $1,100,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $229,545
• − Mortgage interest: −$132,757
• − Property taxes: −$35,550
• − Insurance: −$11,850
• − Repairs & maintenance: −$18,364
• − Management: −$18,364
• − Depreciation: −$68,945
• Taxable loss: −$56,284
• Est. tax savings @ 24.0%: +$13,508
• After-tax cash flow: $-1,693/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 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 · 679,920 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: 43.0

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 (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 11% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 1%

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

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

+115.5% since first listed

21 events — show timeline

• 2026-03-12 Price Changed $2,369,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-07 Listed for Rent $45,000 ONEKEY
• 2025-12-16 Listed $2,500,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-20 Rental Removed $40,000 ONEKEY
• 2025-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-06 Listed for Rent $40,000 ONEKEY
• 2024-09-03 Rental Removed $40,000 ONEKEY
• 2024-07-21 Price Changed $40,000 ONEKEY
• 2024-05-16 Listed for Rent $42,000 ONEKEY
• 2024-05-09 Listed $2,350,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-03-13 Price Changed $2,350,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-11 Price Changed $2,499,999 OneKey® MLS as Distributed by MLS Grid
• 2023-06-16 Price Changed $2,850,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-17 Listed $2,999,999 OneKey® MLS as Distributed by MLS Grid
• 2022-06-08 Sold (MLS) $999,999 OneKey® MLS as Distributed by MLS Grid
• 2022-02-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-11-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-11-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-06 Listed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-01 Coming Soon $1,100,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $3,869 · +34.3% YoY. Source: county tax records.