7 Mortimer St · Westhampton Beach, NY 11978

$2,699,000

5 bd · 3.0 ba · 2,630 sqft · SingleFamily public records · 56 Days on market

Built 1989 0.45 ac lot $1026/sqft · 28% above area Est $2409k · 12% over

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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 +14.2/30.0
• Appreciation +10.0/10.0
• Schools +6.6/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0

Listing remarks MLS

Well located, south of the highway, 2,630 square foot WHB Village home close to everything important. This spacious home offers a first floor primary suite plus extra bedrooms and bath, fantastic combined large kitchen and family room with wood burning fireplace and separate formal dining room. Upstairs find 2 additional huge bedrooms and another bath. 1 car garage and full unfinished basement for additional space and storage. Big backyard for year round fun. Close to Main Street, worship, and famous Rogers beach. All at a price to sell.

Key facts

• Quartz countertops
• Eat-in kitchen
• Renovated colonial

Tags

• RENOVATED COLONIAL
• TURNKEY RESIDENCE
• EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FINISHED LOWER LEVEL

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Electric service by PSEG; Cesspool sewer; Propane
• Home design: Single-family residence; Updated/remodeled; Three or more levels
• Construction: Cedar and frame construction
• Exterior features: In-ground private pool; Not waterfront

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Rooms total: 10 (includes bedrooms and living spaces)
• Flooring: Hardwood flooring
• Bathrooms: Five full bathrooms
• Heating & cooling: Hydro air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Quartz/Quartzite countertops; Finished basement; Partial attic
• Laundry & utility: Laundry room; Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $2.70M.

Deal economics

• At list price, monthly cash flow is $449 ($5k/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 $2.42M (10.4% below list).
• Recommended offer: $2.42M (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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+; 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: 112 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $289k of equity ($19k loan paydown + $270k 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 $756k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$464k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($2.62M) is reasonable based on typical stale-listing flexibility.
• 7 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 $1.24M; list at $2.70M implies a 118% 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 $2,417,844 (10.4% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 10% 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 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?
4. 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?
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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $2,409,005
• List price: $2,699,000
• Delta: 12.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Bridle Path	0.45mi	4/3.5 (-1)	2,652 (+1%)	14mo	$1,885,000	$711	59
40 Brook Rd	0.30mi	5/5.5	2,509 (-5%)	12mo	$2,250,000	$897	58
16 Hampton St	0.25mi	4/3.5 (-1)	2,900 (+10%)	8mo	$2,325,000	$802	58
17 Happy Ln	0.52mi	4/4.0 (-1)	2,764 (+5%)	1mo	$2,495,000	$903	57
98 Beach Rd	0.20mi	4/3.0 (-1)	3,000 (+14%)	8mo	$2,200,000	$733	56
31 Jeffrey Ln	0.25mi	4/3.5 (-1)	2,433 (-8%)	17mo	$2,000,000	$822	55
50 Depot Rd	0.67mi	4/3.0 (-1)	2,666 (+1%)	8mo	$2,300,000	$863	54
27 Notamiset Rd	0.53mi	4/3.5 (-1)	2,412 (-8%)	4mo	$2,955,000	$1,225	52
7 Linden Ln	0.58mi	5/3.5	2,743 (+4%)	16mo	$2,800,000	$1,021	51
40 Griffing Ave	0.38mi	4/3.0 (-1)	2,830 (+8%)	16mo	$2,995,000	$1,058	51
279 Mill Rd	0.60mi	4/3.5 (-1)	2,948 (+12%)	7mo	$3,250,000	$1,102	39
49 Bridle Path	0.65mi	4/3.5 (-1)	2,938 (+12%)	7mo	$1,725,000	$587	37

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: 24.8%
• Equity multiple: 2.98×
• Total profit: $1,498,895
• Equity at exit: $2,431,473

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $4,392,246
• Equity at exit: $5,243,563

Cash invested: $755,720 (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 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $24,178 medium
• Mortgage (P&I): −$14,154
• Tax est. 1.5%: −$3,374 /mo · $40,485/yr
• Insurance: −$1,125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,077
• Net cashflow: $449

Break-even live

Break-even rent $23,610

Max offer price $2,699,000

Occupancy floor 93%

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: $674,750
• Closing costs: $80,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Beach Rd Westhampton Beach, NY	4.0	2.5	2600	$20,000	$7.69	5d	1	0.22mi
64 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2157	$10,000	$4.64	43d	1	0.29mi
60 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2150	$10,000	$4.65	43d	1	0.34mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	19d	1	0.40mi
9 Ocame Ave Westhampton Beach, NY	4.0	3.0	1823	$20,000	$10.97	43d	1	0.50mi
38 Liberty St Westhampton Beach, NY	4.0	2.5	2565	$35,000	$13.65	43d	1	0.58mi
37 School St Westhampton Beach, NY	4.0	4.0	3204	$50,000	$15.61	22d	1	0.66mi
20 Jennifers Path Westhampton Beach, NY	4.0	3.5	3000	$20,000	$6.67	22d	1	0.98mi
69 Oneck Rd Westhampton Beach, NY	4.0	3.5	2922	$10,000	$3.42	7d	1	1.16mi
18 Lakeside Ln Westhampton, NY	4.0	2.5	2422	$25,000	$10.32	43d	1	1.17mi
26 Lakeside Ln Westhampton, NY	5.0	4.5	2727	$30,000	$11.00	24d	1	1.21mi
50 Old Main Rd Quogue, NY	4.0	4.5	3702	$30,000	$8.10	24d	1	1.34mi
250 Oneck Ln Westhampton Beach, NY	5.0	2.5	3113	$20,000	$6.42	19d	1	1.40mi
22 Meadow Ln Westhampton Beach, NY	4.0	4.0	2500	$70,000	$28.00	24d	1	1.41mi

Listing history 33 events

1. 2026-06-18
   days on market $2,699,000 Active 56 DOM
2. 2026-06-17
   days on market $2,699,000 Active 55 DOM
3. 2026-06-16
   days on market $2,699,000 Active 54 DOM
4. 2026-06-15
   days on market $2,699,000 Active 53 DOM
5. 2026-06-13
   pricedays on market $2,699,000 Active 51 DOM
6. 2026-06-09
   days on market $2,795,000 Active 47 DOM
7. 2026-06-08
   days on market $2,795,000 Active 46 DOM
8. 2026-06-07
   days on market $2,795,000 Active 45 DOM
9. 2026-06-04
   days on market $2,795,000 Active 42 DOM
10. 2026-06-03
    days on market $2,795,000 Active 41 DOM
11. 2026-06-02
    days on market $2,795,000 Active 40 DOM
12. 2026-06-01
    days on market $2,795,000 Active 39 DOM
13. 2026-05-31
    days on market $2,795,000 Active 38 DOM
14. 2026-04-23
    listed $2,795,000 Active 1386-char remark
15. 2026-02-19
    soldstatus $1,240,000
16. 2026-02-02
    soldstatus $1,240,000 Closed 543-char remark

    Show marketing remark (543 chars)

    Well located, south of the highway, 2,630 square foot WHB Village home close to everything important. This spacious home offers a first floor primary suite plus extra bedrooms and bath, fantastic combined large kitchen and family room with wood burning fireplace and separate formal dining room. Upstairs find 2 additional huge bedrooms and another bath. 1 car garage and full unfinished basement for additional space and storage. Big backyard for year round fun. Close to Main Street, worship, and famous Rogers beach. All at a price to sell.

17. 2025-12-12
    status Pending 543-char remark

    Show marketing remark (543 chars)

    Well located, south of the highway, 2,630 square foot WHB Village home close to everything important. This spacious home offers a first floor primary suite plus extra bedrooms and bath, fantastic combined large kitchen and family room with wood burning fireplace and separate formal dining room. Upstairs find 2 additional huge bedrooms and another bath. 1 car garage and full unfinished basement for additional space and storage. Big backyard for year round fun. Close to Main Street, worship, and famous Rogers beach. All at a price to sell.

18. 2025-07-24
    listed $1,399,000 Active 543-char remark

    Show marketing remark (543 chars)

    Well located, south of the highway, 2,630 square foot WHB Village home close to everything important. This spacious home offers a first floor primary suite plus extra bedrooms and bath, fantastic combined large kitchen and family room with wood burning fireplace and separate formal dining room. Upstairs find 2 additional huge bedrooms and another bath. 1 car garage and full unfinished basement for additional space and storage. Big backyard for year round fun. Close to Main Street, worship, and famous Rogers beach. All at a price to sell.

19. 2025-07-18
    historical
20. 2025-05-05
    listed $1,600,000 Active
21. 2020-12-21
    soldstatus $990,500 Closed
22. 2020-08-25
    price $1,070,000
23. 2020-07-16
    historical
24. 2020-07-15
    listed $1,099,999 Active
25. 2020-07-15
    listed $1,099,999 Active
26. 2020-06-30
    historical
27. 2020-06-10
    price $1,149,989
28. 2020-02-06
    price $1,149,990
29. 2020-02-06
    price $114,999
30. 2019-09-13
    listed $1,249,990 New
31. 2019-09-05
    historical
32. 2019-08-20
    listed $1,300,000 New
33. 1998-08-13
    soldstatus $99,500

ⓘ 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 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 · 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: $290,141
• − Mortgage interest: −$151,186
• − Property taxes: −$40,485
• − Insurance: −$13,495
• − Repairs & maintenance: −$23,211
• − Management: −$23,211
• − Depreciation: −$78,516
• Taxable loss: −$39,964
• Est. tax savings @ 24.0%: +$9,591
• After-tax cash flow: $14,977/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

+2612.6% since first listed

21 events — show timeline

• 2026-06-12 Price Changed $2,699,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $2,795,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Sold (Public Records) $1,240,000 Public Records
• 2026-02-02 Sold (MLS) $1,240,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-24 Listed $1,399,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-05 Listed $1,600,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-21 Sold (MLS) $990,500 OneKey® MLS as Distributed by MLS Grid
• 2020-08-25 Price Changed $1,070,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-07-15 Listed $1,099,999 OneKey® MLS as Distributed by MLS Grid
• 2020-07-15 Listed $1,099,999 OneKey® MLS as Distributed by MLS Grid
• 2020-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-06-10 Price Changed $1,149,989 OneKey® MLS as Distributed by MLS Grid
• 2020-02-06 Price Changed $1,149,990 OneKey® MLS as Distributed by MLS Grid
• 2020-02-06 Price Changed $114,999 OneKey® MLS as Distributed by MLS Grid
• 2019-09-13 Listed $1,249,990 OneKey® MLS as Distributed by MLS Grid
• 2019-09-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-08-20 Listed $1,300,000 OneKey® MLS as Distributed by MLS Grid
• 1998-08-13 Sold (Public Records) $99,500 Public Records

Property tax history

-3.3%/yr

Latest (2025): $2,398 · +11.9% YoY. Source: county tax records.