38 Columbia Ave · Westhampton, NY 11977

$999,000

4 bd · 2.0 ba · 891 sqft · SingleFamily public records · 57 Days on market

Built 1985 0.28 ac lot $1121/sqft · 40% above area Est $1365k · 27% 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 +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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience modern living in this newly renovated split-level home, thoughtfully designed for comfort, flexibility, and style. The interior boasts brand-new windows throughout and a contemporary kitchen equipped with sleek stainless steel appliances. The lower level offers a spacious and inviting den, a private bedroom, full bathroom, and laundry area. A separate walk-out entrance adds convenience and offers flexible living potential, perfect for a family room, guest quarters and so much more. Main-level you'll find 2 bedrooms, full bathroom, a bright and airy living room, and an open-concept kitchen and dining area—perfect for everyday living and entertaining. Sliding glass doors lead to an elevated deck overlooking a beautifully large & leveled backyard. At the heart of the outdoor space is a 16' x 32' in-ground pool, featuring brand-new vinyl lining and a surrounding deck that offers generous space for outdoor dining, lounging, and summer gatherings—creating a true backyard oasis. Engineered hardwood throughout. Waterproofing for the basement, LED recessed lighting throughout. New Washer and dryer are pending delivery. **All information is deemed reliable but should be independently verified. A 2.5% Peconic Bay Region Community Preservation Transfer Tax may apply to the purchaser Proof of funds required with all offers**

Key facts

• Contemporary kitchen
• Private bedroom
• Full bathroom

Tags

• BRAND-NEW WINDOWS
• CONTEMPORARY KITCHEN
• STAINLESS STEEL APPLIANCES
• SPACIOUS DEN
• PRIVATE BEDROOM
• FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $999k.

Deal economics

• At list price, monthly cash flow is $11k ($137k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $999k).
• Recommended offer: $969k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 9.1% in Westhampton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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-, schools D+, amenities 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: 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 $21,992/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 $95k of equity ($7k loan paydown + $88k 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 $280k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$152k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($969k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $700k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $969,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.20% ✓
• Cap rate: 20.01%
• Cash-on-cash: 48.99%
• DSCR: 3.18
• GRM: 3.8

CMA / ARV

• ARV (median comp): $1,365,428
• List price: $999,000
• Delta: -26.84%
• 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: 61.3%
• Equity multiple: 5.26×
• Total profit: $1,191,991
• Equity at exit: $815,760

10-year hold

• IRR: 55.8%
• Equity multiple: 11.45×
• Total profit: $2,922,561
• Equity at exit: $1,676,667

Cash invested: $279,720 (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: 3.8×

Monthly cashflow live

• Estimated rent: $21,992 medium
• Mortgage (P&I): −$5,239
• Tax from tax record: −$299 /mo · $3,586/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,618
• Net cashflow: $11,420

Break-even live

Break-even rent $7,537

Max offer price $999,000

Occupancy floor 43%

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	24d	1	1.47mi

Listing history 13 events

1. 2026-05-07
   status Pending 1365-char remark

   Show marketing remark (1365 chars)

   Experience modern living in this newly renovated split-level home, thoughtfully designed for comfort, flexibility, and style. The interior boasts brand-new windows throughout and a contemporary kitchen equipped with sleek stainless steel appliances. The lower level offers a spacious and inviting den, a private bedroom, full bathroom, and laundry area. A separate walk-out entrance adds convenience and offers flexible living potential, perfect for a family room, guest quarters and so much more. Main-level you'll find 2 bedrooms, full bathroom, a bright and airy living room, and an open-concept kitchen and dining area—perfect for everyday living and entertaining. Sliding glass doors lead to an elevated deck overlooking a beautifully large & leveled backyard. At the heart of the outdoor space is a 16' x 32' in-ground pool, featuring brand-new vinyl lining and a surrounding deck that offers generous space for outdoor dining, lounging, and summer gatherings—creating a true backyard oasis. Engineered hardwood throughout. Waterproofing for the basement, LED recessed lighting throughout. New Washer and dryer are pending delivery. **All information is deemed reliable but should be independently verified. A 2.5% Peconic Bay Region Community Preservation Transfer Tax may apply to the purchaser Proof of funds required with all offers**

2. 2026-03-11
   listed $999,000 Active 1365-char remark

   Show marketing remark (1365 chars)

   Experience modern living in this newly renovated split-level home, thoughtfully designed for comfort, flexibility, and style. The interior boasts brand-new windows throughout and a contemporary kitchen equipped with sleek stainless steel appliances. The lower level offers a spacious and inviting den, a private bedroom, full bathroom, and laundry area. A separate walk-out entrance adds convenience and offers flexible living potential, perfect for a family room, guest quarters and so much more. Main-level you'll find 2 bedrooms, full bathroom, a bright and airy living room, and an open-concept kitchen and dining area—perfect for everyday living and entertaining. Sliding glass doors lead to an elevated deck overlooking a beautifully large & leveled backyard. At the heart of the outdoor space is a 16' x 32' in-ground pool, featuring brand-new vinyl lining and a surrounding deck that offers generous space for outdoor dining, lounging, and summer gatherings—creating a true backyard oasis. Engineered hardwood throughout. Waterproofing for the basement, LED recessed lighting throughout. New Washer and dryer are pending delivery. **All information is deemed reliable but should be independently verified. A 2.5% Peconic Bay Region Community Preservation Transfer Tax may apply to the purchaser Proof of funds required with all offers**

3. 2025-11-24
   price $950,000
4. 2025-10-20
   price $999,950
5. 2025-10-07
   price $1,025,000
6. 2025-09-02
   price $1,075,000
7. 2025-08-03
   listed $1,100,000 Active
8. 2025-08-01
   historical
9. 2025-06-10
   soldstatus $700,000
10. 2025-05-06
    soldstatus $700,000 Closed
11. 2025-03-27
    status Pending
12. 2025-03-05
    listed $725,000 Active
13. 1985-09-17
    soldstatus $95,000

ⓘ 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: $3,586 · $299/mo
• Projected year-2 tax: $10,235 · $853/mo
• Expected delta: +$6,648/yr (+$554/mo · 185.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 19 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: $263,904
• − Mortgage interest: −$55,960
• − Property taxes: −$3,586
• − Insurance: −$4,995
• − Repairs & maintenance: −$21,112
• − Management: −$21,112
• − Depreciation: −$29,062
• Taxable income: $128,077
• Est. tax owed @ 24.0%: −$30,738
• After-tax cash flow: $106,298/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

+951.6% since first listed

13 events — show timeline

• 2026-05-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-24 Price Changed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $999,950 OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $1,025,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $1,075,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-03 Listed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-01 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-06-10 Sold (Public Records) $700,000 Public Records
• 2025-05-06 Sold (MLS) $700,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-05 Listed $725,000 OneKey® MLS as Distributed by MLS Grid
• 1985-09-17 Sold (Public Records) $95,000 Public Records

Property tax history

+1.2%/yr

Latest (2022): $3,586 · +0.0% YoY. Source: county tax records.